It sounds like you're in a tough situation, both financially and emotionally.

.$995 is great rent but you also don't want to evict if tenants can't pay because turnover costs can kill the ROI.Just my opinion  Looking back, I think a cheaper entry point could have been negotiated, but this one was my first ever purchase and I really wanted something to get my feet wet with. i think the emotional satisifcation of having a first rental was well worth a slight overpay. 

Hello Mark, Jumping into real estate can seem scary right at the forefront; however, it can also be one of the most rewarding experiences not only financially but also emotionally and mentally.

I would try to get creative here and figure out the emotion that is driving them to say cash only and tailor the terms around that. 

Again mixing personal relationship emotions with business relationships.

The machine has no emotion and no clue 

Plus, the emotional peace of mind from owning a home outright is significant, offering both psychological and financial benefits.

Try to take the emotion and risk out of it, and think about the numbers.   

Define, "investor-friendly" agent please.In our experience we've found that +95% of agents only have experience dealing with owner-occupied transactions - which are mostly EMOTIONAL decision based.You can ID these types of agents easily by asking them:1) If they are RE investors themselves.

And renting may be cheaper if you factor in taxes, insurance, repairs & maintenance, and closing costs on both ends.Buying can be much more profitable, but it can also be very restrictive and emotionally painful.