I use sub2, l/o, seller carry's or wholesale what I don't want exclusively these days.  

I don't deal much in Bergen County but the question is why are you willing to accept even 5% as a cap rate.

Under contract means an offer has already been accepted.

Many owners accept cash payments and under report true income then expect a Buyer to "trust them."

Who wants to tie yourself to a house when you can develop an app, be the next Zuckerburg or accept that new job 3 states away?  

Like many people one of my biggest objections has been educating clients on what is acceptable in hard money.  

As a medical student, in a little more than a year, I'll basically get sent to whatever hospital here in the Midwest(most likely not in a "hot" location) that will accept me.

Our bid was accepted, and It turns out now that the house does not need as many repairs as we were expecting.

Let it be the seller's surprise now - you can use it to negotiate a lower purchase price, because if the system fails inspection, the seller either fixes it out-of-pocket or accepts a significant reduction in the saleability of the property; thereby making the proposition of seller financing with you much more attractive.

I have been working with a realtor and for every property that is somewhat promising the realtor is suggesting to put an offer in close to asking to get it accepted.