You could go with an FHA loan on the next one and only put 3.5% down, reducing your cash out of pocket to get into it but you have to be willing to owner occupy, at least for a year or two (though circumstances can and do change - you just have to go in with the intent of owner occupying.)  

It does not hurt you as a landlord to have tenants pay two days late, but making demands of tenants who cannot change their circumstance will quickly give you a bad reputation.

I will not rent more than 28 days under any circumstances for this reason.Re: snow, hardly ever happens in the Smokies, but sometimes you just gotta roll with the punches.  

I feel good about this as he is very knowledgeable about the legal aspects of the market in which I'm investing and can help me navigate additional legal circumstances in the future and most likely save me money in the long run.

I'm trying to get all the new leases on my properties to have verbiage to allow evictions in spite of any circumstances. 

Read up on IRR and be familiar with it - it will give you insights into other factors that can, depending on your criteria and circumstances, drastically alter how you underwrite and approach real estate deals. 

It really depends on the facts, circumstances, and goals of the current owners (presumably an older generation).

The homes aren't neglected.

and other neglected parts of the property.

I calculate the highest amount I’m willing to pay..even if it’s over asking price in this one circumstance.