Hi Lumiere, welcome to the community!

You'll have to understand most of these investors are going to counteroffer.

How do you know what you're buying without the ability to see the inside let alone conduct inspections? 

Glad to have you as a part of this awesome community and congratulations on your investment! 

Approached the seller asking they pay all closing costs, received enough credits to buy down the interest rate back into the 5-range (current rates were in the 7-range).

The mortgage company gets paid off first, then in a traditional sale, the rest minus agent fees and utilities and closing costs goes to the seller.

Actually, this is one of the best ways to get into rentals.

Remember, the notion of amassing wealth without investing is a dangerous myth perpetuated by self-proclaimed experts.

I rented a 4-bed house in Royal Oak, then got 3 roommates that I charged each 30% of the rent, so they covered most of my  rent.You can do the same if you buy a house:1) More rooms the better, if renting to fellow college students.2) Can YOU live in the basement?

One thing the co-host will do is give you insight on what to do to get the property up to par for listings it like you said landscape etc.