Worcester is a drive from Quincy, of course.  

Also look into the seller's situation - that is often times a factor on seller finance or zero down deals. 

Or, and I'm sincere, perhaps its quantity not quality that drives membership and advertising?

In most markets you want to be in the "average" range.I don't see that you included any motivating factors.

I do want to move into a new home and have another baby within the next 2 years, so I need to factor that into the equation as well. 

Costs about 8% to sell a house the regular route. 10% by the time the inspection report and negotiations conclude.If it's been at least 366 days, taxes shouldn't be a huge factor. 

:I would say 5% is the power of cash in your 100K/ 20% down example (assuming you have good credit)All cash could probably take that deal down for 95K all cash quick close.I think that is how the seller would view it as they would give up 5K for a lower net price but a slam dunk all cash offer.I think the market you’re in is a huge factor; There may be a 5% Cash Power (did I just make that up?)

Drive the properties - talk to the renters see what they're paying.

I live in SF Bay Area and mostly invest OOS but I do own as property in Ridgecrest so I always drive through Bakersfield.

Typically, they won't hand out investor contact info to just anybody, as privacy protection is big and part of that trust factor.