But like I think I mentioned in some other states ( I have not been in one in Ohio yet) the boiler plate of the MLS / board of realtor contracts normally call for mandatory non binding mediation. 

Normally when a  property is advertised as "cash only" the property is in poor condition and/or the seller wants to reduce contingencies and opts for a cleaner transaction.

Note that I do not put a lot of time into due diligence until the "contract to hold" meeting, when they put some skin in the game.At the "contract to hold" meeting, I collect an amount equal to one month's rent.

Everything else is just normal cosmetic, interior finishing. 

In normal times i would think selling is typically the smarter financial choice, but at the current time keeping may have a significant finance (due to low interest rate) advantage.Here is a list of why adding ADUs in my CA market is typically a poor RE investment:1) The value added by the ADU addition is often significantly less than the cost of adding the ADU.

The issue with section 179 expense is that you normally have to operate at positive income.Under most circumstances, bonus depreciation is better since you can take bonus depreciation even if you operate at negative income. 

Normally, we don't make rent increases that soon as we want a chance to see how their payment record is.

It's not normal to do it prior to an accepted offer.

You have to pay people to do things for you, you would normally do yourself.

Thanks for helping me.Regarding my first deal, I am aware that there might be repairs, maintenance, emergency fund, etc. for a normal real estate investment.