The seller has agreed to let us out of the contract but does not agree that we should receive our earnest money back because he says he is able to bet everything damaged and stolen repaired and replaced before closing.   

I have a half dozen years of experience renting out a few single family homes and am looking to bet big in a different market.

Come on, the smart money is betting on a dip or if no dip you lock in high yield debt funds at the turn of the rates and investing in small cap areas that need to tighten to the large cap ratio wise.

I placed a few bets in those over the past few years, so we'll see. 

Hey August, DSCR would be your next bet if you are wanting to buy another INV property.  

I would bet that the majority of real estate investors have an equity portfolio where they have no clue about what the companies that they hold do or how they make money.  

That would be your best bet to kind of get the best of both worlds.

I think my best bet is to find a flexible bank and bring in the down payment as debt.

If it's an investment property, then I think your best bet would be to move the property into an LLC with you and your parents.

I've also been told off-market deals are often the best bet but am clueless about them...