Purchase price: $45,000 Cash invested: $12,000 Sale price: $124,000 Old single family home I flipped with some structural repairs, sanding and refinishing original hardwoods, new kitchen, light bathroom update, paint inside and out, and other cosmetic touches

Try to save the houses that are most similar to yours and watch them daily to see if they lower the rent, offer incentives, or get rented. 1.

From cash flow point, not sure if it would make much sense to invest 180k to have an income of may be 900$/ month (that is if we dont use loan).

Requesting Buyer to assist on Closing CostsWe requested the seller to offer cash towards our closing costs.

First 10 years is interest only, then after that you start paying principal/interest, but you can pay off the credit sooner and then as you pay it off you can invest in more deals once you get your other properties cash flowing to cover the debt service.

They pay me good monthly cash flow and are paying off my mortgages, and I do them a solid once in a while and let them improve my homes the way they want.

I'd get a small HELOC in combination with cash and/or partner with someone else to get a deal done.

We have been fairly aggressive with price negotiations and seller concessions to contribute towards costs and improve Cash on Cash returns. 

And perhaps in that case, I am thinking to offer them cash for keys to vacate the property (After the property is vacated and condition of the property is verified) rather than hoping that this will get any better. 

If they happen to be communicating through text (as is common), then make sure your son saves all of the text messages.