I keep my rent a little lower than market and have several tenants that have stayed multiple years.  18 years renting and I have had a 8 year and 5 year tenant.

Recording fees4500 buyers agent commissions 500 warrantyprobably more I am forgetting to write down ...is there anyway to lower my closing costs ?

Rob Auction.com typically starts off high but if there are no bids, sometimes they will run a second round at a lower price a few hours later. 

Obviously more money down would mean a lower mortgage amount, but at the same time less money down leads to a higher CoC return.

That area is close to the bases and has lower cost properties, but vacancies would remain low as long as we have all these bases in town! 

Do you accept lower cap rates to be more 'certain' about long-term resale value? 

Awesome....This sounds like more lowering the standards so more of the not quite so capable can be part of the club...

When the property went off the market a month or two later I found out who owned it, eventually got in contact with the owner and bought it without us using agents (no 6% = a great bargaining chip for a lower sale price). 

They just have a lower bar.

IMO the lower quotes aren’t always for inferior work and in fact are sometimes very good, small owner operator types like that if they work quickly and efficiently can get things done for cheaper, and having a general handyman that is good is invaluable.