I’d prefer cash buyers for the ease of the closing, and peace of mind to sellers.

Also, in todays landing environment you can't buy a 3.5% interest with only 14 k paid in points, so again, since you have that option with the sub to I will take that all day. 

In my experience, tenants who are paying $300 in rent tend to react more negatively to these things and I've had issues with getting them to leave peacefully, but very broad strokes. 

Some may disagree that investors should be contingency free, but having a thorough inspection will at least give you peace of mind that the property is in good working order.Good luck!

@Dan KielySugar Land and Katy are family-friendly suburbs with good schools, a strong job market, and a safe environment, but have higher property taxes and commute times.

Peace of mind will comes from dealing with right deal and right people and right area, and not from high CoC returns. 20% CoC is not worth the headache it brings if deal or tenant or area turns out to be bad. 

NIMBY, public hearing, environment study is going to be an issue absolutely.

Although your reviews won't convey, the buyer can have some peace of mind that with future revenue that the first couple of months mortgage are covered while they make adjustments, build up some reviews and work out any nuances they need to.

In a competitive environment this is helpful.

Jax #s are similar to Cleveland without the snow, ice and TERRIBLE " working environment".