Most people buying need the comfort of a realtor to represent them, but if you have been buying with confidence you might find this as a way to  1.) save money, and 2.) secure a deal over competing offers.  

I will likely still get the deal, but will probably have to pay more and negotiate more to keep it comfortable and profitable.Should I have done something different before sitting down to avoid this delay and potential loss of the deal if it appraised for a lot more?  

So yes, do leverage but try to get to a comfort level that in a negative scenario you dont lose everything.

I have read the process of buying a house but would feel more comfortable if there's someone here that can also guide me on my first rental. 

I can comfortably buy one property/year with 20% down (at $100,000). 

I guess it will just com down to my comfort level and what I deem to be acceptable surroundings.

Anyone with advice on a way to structure that makes both parties comfortable? 

I am willing to adjust to whatever house I end up investing in, I have nothing holding me back and am willing to sacrifice comfort to make the numbers work.

Downstairs, the canned light fixtures were removed from the kitchen and dining room and temporary air vents were inserted into the ceiling space with commercial dryers blowing and circulating the air until completely dry.

Keep the debt coverage ratio above 1.25 I'd actually suggest 1.4 It will still be a comfortably performing asset and a positive for lenders.