Jean Paul, when you are using conventional financing, the appraisal is required and chosen by the lender.  

Match the entity chosen to the business plan.

It’s worth noting that the buyer is a military friend of the broker (that’s why he was chosen), but the buyer is really pissed as well, as they’re paying rent until they can close this thing.

There is an element of buyer beware but it the item can not be reasonably identified or discovered during the course of inspection than the seller is required to disclose, even if they have never occupied the property or have chosen to sell "As-Is". 

I have chosen the North side of St Louis County, Missouri as my target acquisition area.  

None you knew personally, unless of course you were chosen by Carlton Sheets to do his famous 30 day challenge : )! 

My 2 cents is that I would want to disclose everything- to the point of risking the deal- because I value my license over any one deal.I have read some people actually disclose in writing to the seller that the seller "likely" would get more for the property on the open market, but have chosen to sell at the agreed price.I am personally a bit confused over the duty of confidentiality.

@Mason BudnickiHi Mason,I made a wholesale workbook for my son that I be happy to share with you.Let me know if you’d like a copy and I’ll send it your way.Best of luck and congratulations for your interest in real estate at the age you have chosen to start.

If I'd had more time I'd have chosen a shorter and more anonymous name.  

I've chosen to only use property management since the $100-180/month saved isn't worth my time.I only do multi families properties since cash flowing on SFH's without rehabbing or self-managing is tough.The strong W2 income really helps keep the financing easy and down payments easier/quicker to come by, so I intend to continue to work and target properties than cash flow with property management.