Everything is functional in the property it is a older home.

Insurance was a huge challenge, but BiBerk (a Berkshire Hathaway company) was willing to write a policy for us. 

We get inquiries all of the time on Airbnb/VRBO/etc for large group functions at our properties, even if we say in the listing it is not allowed. 

I’m actively analyzing the demographics and rental trends in the area to ensure these upgrades aren’t just attractive but also functional and desirable.

With actual cash, you just transfer it. yes, but you can still bid with lender approval - without appraisal contingency - you send in deal (app), it gets approved by lender its functionally the same as cash (except in true lightning speed situations where there is a quick auction with little time to prep but thats generally pretty rare I'd think)Right, but that's not cash or functionally the same as cash because the lender can change the terms at the last minute, as often happens with less experienced hard money lenders.

Great write-up!

Consider using DSCR loans- Cash flow of the property is considered in lieu of your income3.Consider purchasing in a different asset class (Large multifamily) where borrowing will be a function o fthe property income, not yours

Located after a letter writing campaign and purchased directly from the seller without a real estate agent.

I'm thinking I can just write a simple letter giving notice that the lease will end at the end of 12 months letter style without citing any specific reasons. 

You could get everything in writing but you'd have to evict if purchase didn't go through.