I have people show up to house showings with deposits and/or all kinds of supporting paper work in hand. 

Even now I still get the fear bug come upon me thinking of my next deal or all the "what ifs".

In the typical residential deal, you might be able to get a slightly lower price with any or all of the following:- Cash deal- Quick close- No inspections- No appraisalBut, if this is an off-market deal in a booming area, you are probably either going to need to pay asking, or look for something else.  

Just because a foreclosure happens does not create a leasehold interest beyond what was written (or in this case orally agreed upon).

Are the meet ups informational/ presentations or all networking ?

Most likely you will need to provide the tenant with a full and specific statement of the basis for retention of any or all of the deposit by a specific date.If you can get all of the work done prior to that date and have receipts, great.

If you read the PA Landlord Tenant law, they can withhold part or all of the rent under the Implied Warranty of Habitability clause ... but only if they notify you in writing. 

Guess it depends on what tenant buyer I get for it) with selling/assigning to tenant buyer as an exit strategy.Tenant buyer terms:Purchase price of $138,000 in 2-5 years$4000 non-refundable option $1200 rent (average-high on rentometer)offer seller concession for closing costs instead of rent credit (heard mortgage underwriters like it better that way)and tenant buyer is responsible for all maintenance under $500 (or all?)

If you can add enough value you may be able to get most or all of your up front costs.I'm with your wife.

I could be moving across town or all the way to Colorado!