It is more expensive but ensures you wont have issues down the road with tenants getting sick because it wasn't done right. 

If they want to sell they will talk to you about the house and if not then they wont.

If you cant/wont answer your calls directly look into an answering service like Pat Live to have your calls answered.

Example 1: Home was located In a forest fire burn zone where the home was destroyed.

So you can do this for 4 years, be in a lot of debt, and cashflow 200/house if you do it 100% correctly. 800/mo wont let you quit your job...

Tell them you can make them a fair offer, you wont low ball them and you would love to buy them out of their house problem if you can make the numbers work.

Day after closing, my team started demo, and we discovered extensive termite and wood rot damage that wasn’t disclosed in the sellers disclosure and wasn’t discovered during our inspections.The seller lived at the property 15 years and did several projects which included replacing sub flooring that had been destroyed by termites.

It also puts the seller in a tight spot as he currently lives on the property, but the current zoning wont allow any improvements to his house or land. 

Me and my spouse has cash reserves "under the mattress" and our lender said to deposit them and come back in 2 months and it wont be an issue.

Inspection today - so wont have real insurance numbers until later in the week, but the quote below is based off a similar property we received a quote on last week.