These are rough areas and the extra "cash flow" you'll make (I'm using that term ironically) will likely not compensate you for the stress.  

She stressed IT COULD BE CONSTRUED.  

Contact your state's CPA association/society. they have listed members by area and specialties. in Texas they may local associations such as for Houston, Dallas, etc.

Very exciting and stressful!  

@David Mitro My understanding of what you're saying is that you're worried that she will stress about having another room vacant and back out of the purchase.

Less complicated flipping land than houses with less stress.As we know stress is a killer,Happy investing,

BUT, if I have all my ducks in a row AND the DCR is higher than the minimum, it should be a no brainier.I can't stress enough, however, the importance of having a large reserve just sitting in the bank.

I know this is something that should definitely be done, but in the stress and commotion of moving, we must have forgotten to do so both times...the house is pretty dang old, so there would have been a lot of pictures.If we find that we had paid in cash, are we screwed if he claims we never gave him a deposit?

We all buy cash and can close in ......days.I like to be upfront with sellers and I always focus on how my primary focus is to help relieve them of the stress holding on to the property is causing them.  

I cannot stress enough to use a lender that has closed HUD deals as they can be difficult.3.