Would a good bargaining tool to lock them in for another 12 months and increase their rent at the same time by purchasing a ($300-$400) fridge.

There are numerous gadgets to purchase to hide your key under the vehicle in case you accidentally lock your key inside.- Know how to use a tire jack

There is almost 0 crime in the town, many people don't even lock their doors.I own a multi-family rental in Buffalo NY in what I would also consider a "B" area, regardless of age.   

I mean I have a lock box for that purpose but every time they lose a key and I have to change the lock box code than I than that takes me time. 

@Jeff Owen as everyone has said cap rates can be difficult to lock down especially in smaller markets.

I pointed out this discrepancy to the sellers agent and they conceded that the cap rate was a proforma cap rate and assumed the additional 3,000 SF was being utilized.That said, I still think there is a great deal to be had here so I put an offer in today structured below:$800,000 "sale" price with 10% down ($80k cash to seller at closing)Seller finance $720k for 10 years, interest only @ 8.25%, with a balloon payment at the end of the term.5 year lock out period in which I can't refinance and a remaining interest payment kicker if refinanced or sold before the end of term.So if the seller accepts, he would get a monthly interest payment of $4,950 for 10 years totalling $594,000. $594k +$80k + $720k = $1,394,000 total.

Now, how much cash would it take for me to lock myself out of selling the house for $150K today, in order to "maybe" sell it to you in three years? 

Get them out, get the keys, return the rest of the rent and change the locks.

But a 5/1 or 10/1 ARM locks for 5 or 10 years at lower rates than the 30.

In fact, if you lock a contract with an assignment clause, then proceed to publicly market the property, you have now involved yourself with brokering without a license and could face fines and even jail time.There are a number of legal ways to wholesale and assigning a contract is often performed illegally.In my opinion, the best way to get started is get your license, learn from the broker and other agents where you hang your license, learn your market, and study the specific strategy you wish to be involved with, be it flipping, buy and hold, notes, development, or whatever.