Any thoughts on getting eyes on this property from several contractors without getting PM's involved- or do I just need to get a property manager that is willing to put a lock box on without signing a contract with us.

Would you suggest any other tactics that involve buying but not completely in cash?

I would bet the cash on cash return will not be a calculation you will have to worry about on this deal if you do not have ANY costs to you going into the deal outside of whatever is financed.

You could sue for specific performance if the seller violates the contract, but as @Jay Hinrichs stated, it could be costly to get courts and lawyers involved.

For one, this isn't a criminal matter and so the police will not get involved. 

Note that this case was enacted before the passive activity rules were enacted in the 1986 tax reform bill and likewise before the 1993 creation of the real estate professional designation.But at the end of the day, if you're looking for primary authority in the code or regs saying, "You don't need to be a real estate professional to claim the home office deduction for rental activities," you're not going to find it.Your best bet would be to challenge the CPA as to why he believes the real estate professional designation is necessary. 

I've seen some wholesalers say that they are consistently getting deals on the MLS- their method involves making LOTS of lowball offers.

Some HML also supply rehab funds in draws but you need to spend before you get.Private financing is your best bet but you need to sell family/friends/misc contacts on your business plan and how you will pay them back.

@Paul LaSpina Best bet: consult with a competent CPA. 

Unfortunately many giving advice on here also have no idea of the risk involved in renting to certain tenants and will give the wrong advice.