An escrow holdback does not count towards your 3% max.Depending how far into the process you are, you could consider raising the purchase price and do an escrow holdback if the sellers are willing so that it's net the same to them and you come with very little additional money. 

Not sure if I can count the number of times I was threatened to be sued.

@Jason D. 40k people die a year in car accidents and 10k people a year are killed by guns (not counting suicides).

This amounts to lost opportunity because if you had purchased RE, at the closing it can start producing return. 5) ADUs detract from the existing structure whether this is privacy, a garage, or just yard space. 6) this is related to number 1, but there are many more buyers looking to purchase homes for their family than there are RE investors looking to purchase small unit count properties.

If you really want to welcome people to the community, you should be paying attention to what they wrote and reacting to that, not trying to be a welcome troll and get your post count up.

The property negative cash flows 400 dollars a month (not counting unexpected repairs), but I gain about $15K in equity each year paying down the mortgage. 

(Looking to spend 130 or less)Just looking for advice, this would be my first property and I'd like to get cash flow while being in a non crime filled area, and being able to count on at least some future appreciation. 

Does it vary depending on property type and unit count (SFR vs Multifamily, vacation rentals vs. long-term rentals)?

Do not count on anyone to get the contract assigned to them until you have had multiple conversations with them and you have built rapport.

Does that count?