You will need to put time and money into getting off market properties. 

Purchase price: $212,000 Cash invested: $46,000 Sale price: $325,000 Found a great 2013 SFR in an A class suburb that was mostly interior cosmetic.....IE smelled like cat urine or smells like money!!

You can also hold money for maintenance, capex, taxes, insurance, or other projected expenses.

Laws and deadlines are very specific and missing something will end up costing your time and money.

What additional considerations should I put in place or ask about. 

It allows you to avoid the $7-12k cost associated with hard money loans (HML), which can improve your total ROI and cash-on-cash return.

Upon closing, that money becomes the seller's and in the case of seller financing is used like a down payment, or in the case of bank financing, used to decrease the sale price (and it is the buyer's responsibility to have saved whatever down payment the bank wants at this price). 4.

I don't have the money to keep repairing at this rate (especially being down 2 units).

There aren't many syndications that allow 1031 exchange money to be used.  

Working - why - because that is where money is made...2.