A simple contract that bullet points all the main stipulations, in my mind, equals ease of doing business.

My contact stipulates that I was allowed to view the property and receive 3 months of rent proof from the current tenant.  

The 2nd contract would stipulate I would have this work start (within the move-in month)-completed (1 month, if that long) by a certain date.As I type this I realize this may be more disruption than a tenant would want to encounter, although this worked the last time where the tenant moved in and I told them I had this work slated to be done, this might not hold true for every situation.As I mentioned I've never done this before and I'm not sure if anyone else has but I wanted to ask.

After some negotiation, we settled on a purchase price of $230,000, with the stipulation of closing within 30 days.

Your great deal you thought you had just evaporated into thin air.You would need a kicker in the PSA that stipulated that the seller is OBLIGATED to match basis point for basis point the rise in the interest rates within 45 days of the closing date.

READ AND UNDERSTAND THE TERMS OF YOUR MANAGEMENT AGREEMENT.I'd think that if they change the terms of a contract unilaterally, it would be at your option to accept the change or end the contract (if you do get some sort of stipulation from the mgmt company).I understand why they are raising rates since each new rule means more compliance paperwork and structure to make sure you're meeting timelines. 

Depends on how you state funds, if it's cash at close and you have no financing contingency or "property must meet or beat appraisal", I'm not seeing where it's crucial.If I'm representing a seller and I see cash at close, I'd counter with a request for proof of funds.In the standard RMLS (in Portland forms), they make you call out the E/M, down and financed amount.As far as source of funds for a loan, as long as it's a legitimate loan, unless you're asked for a stipulation, not seeing why disclosing hard money is an item.

In Texas, there is a program that stipulates: If you work as a doctor in a low-income area for four years (the length of my residency), then the government will pardon $150,000 in student loans. 

@Alan Bostick it is customary to have the tenant's security deposit delivered at closing, however, to ensure deposits are transferred, I would include a stipulation in the offer.

The only stipulation is no single tenant for more than 180 days/yr (I.e. no LTR use).it even provides $10K loss-of-rental coverage and $1000 liability coverage for damage to tenant property.