If you follow TILA in all business, you can't go wrong, even if APR and loan costs are not required in advertising, you'll always be in compliance.

It seems that the cursor in my situation wasn't in the correct place and any edits I made were in the wrong lines.

I may be wrong but, I think the seller is talking about an occupied Home with sale contingent upon you buying the Home with a Renter in place.  

Had a handyman, actually he was a licensed contractor too, that my tenants knew and would email if something went wrong.

If so, either the sewer was built in the wrong place, as your utilities can Not cross another owner's property, without an easement, or there is an easement.  

I am NOT saying you cannot make great cashflow on these please don't get me wrong.

If they can't show you any properties they have sold to investors, or if their metrics seem incomplete, you are likely talking with the wrong realtor.Hope it helps.

@Rhonda NormanIf you have been an agent since 2005, you should have a pretty fair handle on what could possibly be wrong with a property.  

if the owner offers financing for 40% i dont see why not,but i could be wrong

I always like to use the following example: "You can buy the best building that is fully occupied on 5th Avenue in NYC or on Rodeo Drive in Beverly Hills but if you make a bet on the wrong person and they run it into the ground then ultimately you will lose your building to the bank and it didn't matter that it was the best building when it was acquired".