And in our ultra hot market listings are not real hard to service or manage, especially with docusign.thats how I would look at it.

I only have $20K liquid currently and own two ultra low value rentals (one outright) that cash flow well.

You aren't even building in paying the lease yet or utilities to keep the lights on etc.Average median income on LoopNet shows 62,000 median income which is just slightly above the national average so not an ultra great location.

They are probably used to a ton of people shopping but not doing anything and/or shopping a ton of people and wasting everyones time.Too many people try to shop around and be ultra cheap.The best customer already has an idea of costs, and is reasonable.

Although I do tend to be ultra conservative on my first passes. 

Have seen some real deep tanks but thats unusual.If probing is not finding it you may have to have some of those fancy under gound ultra sound type searching. 

The ultra low down payment isn't worth the added costs.

Might think about glueing down xps foam board, with 3/4 tongue and groove plywood on top, tape the seams then like a previous post said use either vinyl sheet or preferably allure or allure ultra from Home Depot.

Jackson Long Vistaprint will also do ultra thick cards.

The basic Allure Luxury that has the stick on sides ($1.79/sf) or Allure Ultra ($2.69/sf) that is interlocking?