But also, theres a great opportunity to test yourself and grow in ways safe investments dont necessarily bring to the table.

As long as the numbers make sense, a deal will always be on the table. 

I am afraid you will be leaving some items on the table.

They are most likely giving you about $6,000 at the closing table with the keys and you haven't made a payment yet.

I figured that would put me in that unit range depending on price per door.Of coarse I could partner up or go another route, but those options aren't on the table yet.Where would YOU stick an extra $250K right now?

What skills or certifications would you recommend that I could bring to the table that would help build rapport and get me in the door faster or better?  

Table investments in OKC.

I don't have much time to do that much on site due diligence, the owner is in his 70s owns 50+ units and wants to liquidate them and move to somewhere quiet so with the other two offers on the table I'm treating this as a highest and best until the end of today. 

That might be the math the LO told you (& might be what appears on your initial 1003 "Uniform Residential Loan Application" completed by the LO that you saw in the "initial disclosures"), but it's not what the underwriter did (reflected on your final 1003 URLA, after the underwriter has done their thing, that you sign at the closing table...

I put my clothes on and walked out through to house and he was sitting at his dining room table on his computer.