Quote from @Sarah Kensinger: In some properties we might stash some under the bathroom sink in case a guest forgot theirs, but it's not something common we do.

I work with tons of investors, both local and out of state and 1 very common problem I see that is holding new investors back from getting a deal is 1 simple thing... getting stuck on the list price.

It’s clear you’ve put thought into your investment, and the challenges you’re facing are common for many first-time investors.

It's not a real common concept here in DFW area, but I love it.Buyers have no downtime, no rent rate risk, lower vacancy risk, potentially instant cash flow day 1. 

Also Solo 401k could be a better option for you if you're self employed with no FT W2 employees.   

Now those are forbidden here and code calls for 16D common or those structural hex screws you mention.

Very common for most of today's gurus to utilize these types of subterranean creatures. 

Flipping properties, commonly called “wholesaling” can be done ethically, legally and successfully.  

Lease provisions in one place that are common and acceptable may not be allowed elsewhere.Overall its worked out for us but there's definitely some potential pitfalls.

And what your prior occupation was/is  do you have monthly retirement pay from a W 2.Or are you self employed your whole life and the only one that is going to help you in retirement is yourself.. ???