There are several online doc signing options.

When I have done new construction between $500k-$1M in cost the contractor asked for 5% upfront, to be reimbursed at the draw that completes framing, and this was fairly standard in its market. 

My journey into real estate began with a fascination for property markets and a desire to create impactful investments.Currently, I'm eagerly scouting for opportunities in real estate, aiming to leverage my knowledge and network to uncover hidden gems and lucrative deals.I thrive on collaboration and believe in the power of partnerships.

Their best bet is likely to sell on the open market...so why should they make less money (potentially) so you can make more?

This sounds like a different situation than a "BRRRR" strategy refinance question - however, this article published here on BP last year goes through a lot of the different refinance options on the market for investment properties.https://www.biggerpockets.com/blog/brrrr-loans-what-are-the-...

My realtor brought me an off market deal.

Section 1245 recapture is calculated at ordinary tax rates, which leads us to recommend holding the property for at least four years when considering a cost segregation study.When a property is sold, the fair market value of Section 1245 property may be uncertain.

If they are below market rent, that is OK as long as there is room for improvement and tenants won't be an issue.

I'm not familiar with the Kansas market, but house-hacking would work well in SE PDX as long as your cash flow expectations are low.Chris

I would love to hear any recommendations of online resources and/or podcasts to understand the market better, as well as RE investing in general.