As usual, want to find the happy medium where residents aren't opening their windows since it's too hot, but also don't want them freezing.

There aren't many.  

HML doesn't care if you buy and resell it for more just make sure you aren't in a costly pre-payment penalty.

A lousy design, sloppy bill of quantities, or cheap work will cost much much more in the long run than the imagined " saving " at the time of ordering the work.

Properties here are selling like hotcakes, and there aren't as many deals anymore, so it might a while until I find the right fit. 

That means that if there are going to be fewer vacancies (because people aren't leaving), when more people "age in" to the rental market, there's a growing need for more rentals.  

And since those areas aren't zoned for nightly rentals, then whoopsy, you couldn't operate a legal vacation rental biz there. 

Which brings me to: You most likely aren't going to be the first person to write these people.

My family was always on my back to save for a car, but with my over-spending habits and buying for my friends (who aren't even my friends now), I still have yet to reach that goal at almost 19.I graduated from high school, and as a gift my mom told me she would give me the money for a down payment.

Maybe if you look them dead in the eye and say "I don't care if you make any money. " Then call them out on the fact they said they are cash buyers when they have made it clear they are just wholesaling and aren't a buyer at all mush less a "Cash buyer".