I would look for an experienced agent of my own who understands what is standard for your market.

Please note the information provided below is a layman's definition designed to provide a basic understanding for the general audience.

This is completely understandable that folks don't want to move around in the cold/ winter.

Seller is understandably getting really upset, because what the bank is asking for could take weeks and we were already supposed to have closed.Any adviceAloha Leah, this is very common as the other lender stated above.

Network with local investors to understand what formulas they're using.3.

@Stuart Udis I understand the importance of having the funds for repairs, vecancy and any issue that may happen.

Those of us who have build investment assets, businesses, professional practices, etc. understand how much time, effort, planning and capital it takes to “scale”.  

Life started moving fast as many probably can understand and I completely fell of track.

If you like to be risky with your capital maybe try putting it in some index funds, crypto, or stocks that you believe in and understand and then take it out when its made a good return and then use it for the downpayment.  

Understanding your potential gain compared to your potential deductions can help you decide on a strategy.