The tenant who wanted to fix the tile in the bathrm (SO GLAD I didnt fall for that thanks for the advice) asked me to split his reduced rent (36% discount) for January.

Oh, this straight up happened to us in Greece in 2006.

I've done a few seller financed deals as a buyer, and the paperwork is fairly straight forward. 

I like your file it is simple and straight foward, I apreciate.

@Joseph Akingbade - Wires straight to my bank account

This higher return is created from buying at a discount since the property will have a problem to fix, and then gaining instant equity from the ARV.

Vacancies are a standard part of this business and shouldn't be discounted off of a price.  

It was a pretty straight forward breach of contract claim.

While not impossible, you are unlikely to find a property at a steep discount that doesn't need a lot of work or that isn't in a bad area. 

FHA and VA loans typically have 3% limits to seller concessions so if commission happens to be higher you may need to take the rest as commission or state it as a discount to purchase price.