Any suggestion is appreciated and if there are regulations where the seller is responsible for misrepresenting or not clearly documenting funds that need to be transferred to buyer.

Does the buyer pay insurance, taxes, maintenance, everything over $500 in expense etc.  

The only drawbacks I can think of are being a little further out, so less options as far as contractors and vendors, and of course fewer buyers and less activity.  

So buyers usually want to only go this route if the item is really important.

Really it’s prospective.

I keep getting turned down by sellers because Im using a hard money lender and they want cash buyers. 

2-4 unit properties in areas with good potential for growth and attractive to prospective tenants

That means buyers will find it more difficult to get loans, especially for more "exotic" products. 

. $1525 rental was worth $120 to $130k three years back but certainly not new construction which doesnt mean much since you are not living there. also the pool of buyer willing to pay $1525 is low compared to the average $1100 to $1200 pool. please keep that in mind.

The Andersons spent money to sell a home to a buyer who will spend money on the same purchase.Wouldn't sellers and buyers alike be better off by renovating AFTER homes are sold?