thank you for that, that is what I was thinking. my manager is not suggesting anything.

I have done both and I think long term is better these days. 

Haven't seen activity increase like crazy but I think end of August(after school starts) activity will increase before the Winter

While a lot of what you'll learn will be from experience, I do think there are some resources to increase your knowledge base and give you more confidence as you take your next steps.One book I'd highly recommend starting with is The book on managing rental properties. 

Russel, do you think appraisers would be more conservative in their valuations if they suffered a financial penalty for over valuing property?  

From my own experience, I know that letting personal biases or bad feelings about the seller or property affect my decision-making can cause me to miss out on chances.My first mistake was being too set in my ways and not being able to think outside the box.

I think she still qualifies for a first-time home buyer loan/benefit in Connecticut but not 100% sure what those are besides lower interest rate and potentially less % for downpayment?

@Scott MacI think your take has several flaws.1.

., quick close, no finance contingency, as-is, etc.) but is priced so low that sellers will re-think the creative finance offer/option.

Any flaws in the thinking or process?