THEN FOLLOW RIGHT UP WITH- "I AM ALSO NOT REPRESENTED AND I WOULD LIKE FOR YOU TO DELIVER MY OFFER AS MY BUYERS AGENT- I WILL PAY YOU $2,000 FIXED AMOUNT AT CLOSING AS WELL AS HAVE YOU REPRESENT ME AS MY LISTING AGENT WHEN I RESELL" -  I AM AWAITING MY LENDER TO WIRE OVER THE FUNDS WITHIN THE WEEK SO I WILL BE ABLE TO CLOSE WITHIN 10 DAYS OR LESS- WILL PUT $100.00 DOWN EMD TODAY, WILL THAT SUFFICE?  

These are homes on a steel frame, built in a factory, and delivered to the property.

And you're in the right mindset wanting to focus on appreciation right now rather than instant cash-flow. 

So all you'd end up with just amortization and tax benefits.I disagree with everything in this paragraph.1) I have made four real estate investments this year, all of them cashflowing and I have two more I am about to get into that project immediate cashflow.2) I never count on the market to deliver appreciation. 

Tenant called and said he had a new washer/dryer delivered and the delivery guy said the cold water valve was corroded and leaking badly. 

The truck you bought will instantly lose value the moment you drive it off the lot, it will depreciate over the years due to the miles you rack up on it and the normal wear and tear of a vehicle.

He received his 60 day notice at the end of June and then delivered his rent check on July 1. 

The right expert will save you time on offers and property searches by understanding your needs and delivering better opportunities.

If their lease runs for another 6-12 months though, then you have to decide if you're willing to take on the hassle of 6-12 months of chasing down rent payments, delivering late notices, threatening eviction actions, and potentially going through the eviction process itself.  

Pros:-2100/mth (29k/yr) instant cashflow increase for only ~13k in the deal. -30k yr appreciation at (3%)-30k princ paydown yr1, increasing each year after..Cons:- 17 more self managed tenants with more problems than my current 19 freshly renovated homes- All properties need reno- Properties are priced at value, not below value therefore I can't recoup renovation costs from finance out after value add.