No $10k in your pocket today, but the savings will add up to >$10k over the life of the loan. - Ask your lender if they are 100% certain they are collecting ALL the property taxes they can for the impound account.

Please give me ideas on how to secure a lease fast any advice helps!

So I was at my first rental today doing a little touch up, when the neighbor came over to talk with my tenant.

long story short ( I hope) I was offered a deal today and don't know what to think or do...the home is in a bad bad neighborhood the guy offered me the home kinda for free!

Interesting scenario when a landlord wants to sell but there will be plenty more deals for you guys to jump on and owner occupy.By the way, buying your first rental as an owner occupied home is putting you on the fast track to your investment career. 

It's a cash deal and should be easy and straightforward.Any recos for fast and reasonably-priced attorneys?

Yes it looks like the market is moving fast for sellers

REI was one of them but due to financial issues I had to postpone my dreams of investing in real estate, fast foward to now Im a local CDL truck driver and in a position where I can start planning again for the future to finally become a RE Investor.

If you can work the numbers to where your cash flow is positive, with the built in conservative numbers, you are on the fast track to financial freedom.

On sale for $1.99 by the way (I still use a lot of the same concepts today)I also bought - Excellent Material - Still use these concepts as well Carlton H Sheets..