If you qualify for a Solo 401(k), you can roll pre-tax funds into the Solo 401(k) for the investment.

What lists are you targeting plays a large roll also.  

They rolled over on a deal that was pretty cut and dry in my opinion, and really let me and my client down after months of dredging through paperwork and underwriting. 

They have said to send over a competitive LOI and they'd consider it (on tax rolls for ~80k, small rural town). 

A wall that is on the face of the building higher than the roof and the roof comes up and rolls up the wall aways And is sealed there. 

I also found a WLB lease agreement in the back of my filing cabinet and I am using that to get the individual room leasing rolling ASAP.  

From there, I was able to keep rolling my funds back into projects and keep increasing the margins. 

It's pretty typical to get an income statement and rent roll before a walkthrough and before signing a contract (there's many times that you'll also get a capital improvements summary too), but it's not as typical to get the other items prior to contract execution.Depending on how small the property is, you might be able to push for more of these items on the front end if you're dealing with a "mom and pop" owner. 

I don't want to leave a lot of money on the table, but I also don't want to still be holding this when Winter rolls around.

@Andrew MontgomeryNot sure if you can access some of your 401k and roll it into a self directed IRA to start  investing as a passive investor in someone else's deal, to learn while you earn.You are looking at it linearly.