This ain't so hard, i said to myself, i'll just leave my card, then on to the next one.

I hope you have a stack of her or his business cards and hand them to FTHB owner occupant friends that are thinking of buying homes to live in).Typically once an REI has several deals under their belt, they arrive at Daniel's position and go that route.

Not an issue since you are buying all cash but (back in the day) I used to see winning bidders fail to get financing on UI properties all the time.

Depending on your risk level you can simply use credit cards/401k as cash emergency reserves.Lastly, adjust reserves accordingly based on future expected CapEx needs

That is probably the best case scenario.Sure, you can probably pursue it and even win a judgment (if they confess to it). 

I decided to live at home after graduating this past December to pay off all "frivolous" debt, Ie credit cards and such from college.

I feel that I am in a no win situation with this company.

If everyone wins, it's a deal!

HOA debts are the wild card though, that a title search won't necessarily help with.

Though the seller and I are working together to make a win-win we both are pressing for contracts that are done right (instead of on a napkin).