I get employee match of 3% and that the best money I have working for me right now but diversification is where I need to focus.

Keeps accurate records and ability to accept deposits etc.

You can literally write a check, deposit it and wore that money right before closing 2) They will use the minimum payment you are obligated to 3) Lender specific 4) Lender specific

Each vacancy will cost one months lost rent plus leasing fee (0.5 to 1 month) plus any turnover costs over and above what you can claim from deposit.

leases with security deposits are in contract. closing date is june 30th so there would be no pro-rated amount for rents. what can i do to guarantee they are up to date and i dont get stuck with someone elses problem?

As-is is the acceptance of the property in an as-is condition, you can broach your agent about renegotiating but be prepared that the seller will push back and decline or you can walk away and he'll keep your deposit money. 

@Nathan G. what about security deposits?   

Collect rent and deposits.

We installed new more wind-resistant windows for the entire house, install a tankless water heater to accommodate the new jacuzzi tub and new bathroom and then we had to drywall all the ceilings, finish the kitchen, furnish new appliances, flooring, the framing and stucco for the new addition, sandblast and stucco the entire building to match the new stucco, filled about 6 40-yard trash bins before the project was finished and installed all Thermador products including stove $7,000, refrigerator $7,000, dishwasher $3500, Stove hood about $4,000 and we had to remove several trees and a few small structures to grade the rear of the property because behind the rear of the house was a steep hill prone to having a flash flood.Can you break down the $18,000 per day to remodel a bathroom by just changing the fixtures, painting, and a little tile?

Besides just doing that, I would check the MLS/Zillo/etc yourself to see what's listed as your agent may miss a property or not realize one matches what you are looking for.