Appraisal is the wild card and honestly not many ways around it other then a good agent...and even then can be hard.Catch the wrong appraiser on a bad day at worst your screwed at low price or beat case you challenge it and win...but this still takes time.Remove the appraisal and you have much more control of the situation but lack a lot of the lending options...But 30 day can still be done and is done often (and runs concurrently with inspection so assuming you get past that).

This is his choice which I respect.

The AI we'll have in 100 years will be terrible.The way I look at the rental market is it's a choice.

Not a penny out of pocket and had all the rehab money in my hand.The only way to do those are with VERY GOOD DEALS or the property owners are in a bad spot and they NEED to get out of their house immediately.

If you sell, you will have a large chunk of cash to work with. if you can find a house in bad enough shape to do the same thing plus another rental property, that would be awesome, just make sure the numbers all work.

@Peter CeoYes you should be concerned, but without knowing the whole story I can't say much about what level of patience you should employ.There's a chance your PM is fine and just got a bad tenant - it happens to the best of us. 

I’m anxious to get my first property done with, but I don’t want to take a bad deal either.

It's a really bad habit to get in to with the debt.

I rarely have to get rid of a tenant and it's not worth switching all of them over to M2M just for the rare bad apple.

Now, if the seller then wants the buyer to keep the EM anyway, that's a business choice, not a legal requirement.Your example and the posters are not the same.