BRRRRrrrr is basically off the table.

Otherwise you’re asking a buyer to come to the table with $300k or more in cash (they can only get a loan for the house after downpayment not the misc. add ons.) so they can buy stuff you don’t want and they probably Don’t want either. 

Property details will be listed below, my credit is not the greatest but I do have around 10K of my own money to bring to the table.

I called a septic company and found out that a full system replacement would indeed be required, but additional equipment would likely be needed because of water table considerations.

@Jerry PadillaThanks for the response.What if it wasn't specifically for repairs or if it was done "under the table" as they say? 

If the tables were turned, I would absolutely want my friend to earn a commission if I was already going to be buying a house. 

My biggest challenge is getting some deals all the way to the closing table.

Maybe you were slipping him cash under the table to make the payments. 

If you plan on renting it, you'll want some type of record of the monies you've invested into it for establishing your depreciation basis.If the "cash purchase" is an attempt to avoid taxes, that can come back and bite someone later so may as well keep everything on the table.

Kind of makes me think how many deals have I left of the table.