Once they pull title, and it will still say 2/1, buyers will be hesitant to buy, some wont, but for sure I will, I'll make a 2/1 offer, not 3/2.

Usually $2,800-$3,300, then you add the prepaid items such as insurance, taxes, etc..I can give you the names of two lenders that can do the loan.

There are of course (sneaky) ways to inspect the property without tenant being aware of the sale discussion (posing as insurance agent etc), however I do not want to run this business in a sneaky way, and even create a perception of being scam-y or sneaky with the customers... 

Calling my title company right now! 

What are implications for maintenance, taxes, insurance?

                   ~ parking lots and sidewalks shoveling ~  Contractor must be insured

Fast forward to today and I've been doing the same type of work (admin support for faculty) with a small increase in pay and a title change.

I have been working in the insurance industry for almost 10 years.  

Title companies and banks are familiar with sellers paying a few thousand towards the buyers closing costs, and won't think about it twice. 

Instead spend your money and effort on good insurance.