Many years ago when foreclosures were the hot item and every idiot in town was getting rich from them till the bubble burst, I paid $180 for Carlton Sheets No money down deal course hardcopy books and cd's well I bought the house I was renting with 0 down.

The only item I would add is that for 506 b offerings an investor must have a prior substantive relationship with a syndication sponsor. 

Delinquent tenants were either brought current on rent or had their stored items auctioned off.

Items like utilities, cleaning fees, insurance, and platform fees can add up.

As stated perc test or soil analysis needs to be done before you close on it.Septic systems are sized by the bathrooms/bedrooms  not size of house. its a very basic due diligence item

A reputable credit repair company using Metro 2 compliance and the law to dispute inaccurate items from credit reports is helping people regain financial control and build a stronger credit profile.

He had a strict policy for a % of items in stores that HAD to be "Made in America". 

That way the investor if they want to hold out a month for a better tenant they can .I just don't understand what people are thinking so worried about missing one or two months at the beginning of the investment and take a risk on a tenant like being described above.The other reason we wont put tenants in prior to closing its a cluster trying to schedule appraisals and Punch list items post inspection you get a far better property in my mind if you just slow down and dont demand tenant be in place prior to close.This as noted can lead to poor performance that is far worse than a month of vacancy. 

My biggest issue is having enough money to get half of the items that come up so I have to prioritize which causes more last minute issues.  

@Zach Logan I commend you for recognizing the easier absorption of many cap ex items as well as operational expenses associated with owning real estate.