The sellers verbally accepted my offer and in email said they were meeting that night to sign and just had a couple quick changes that once made and sent back to them they would send us the executed contract that night.

There are plenty of people in all markets walking around with cash to put into deals, and perhaps even the deal, but limited knowledge on the execution side. 

@Zach Evanish how's that idea of managing SFRs like apartment buildings working out for Invitation Homes and American Homes 4 Rent?

https://www.npr.org/2019/07/16/742383753/suspect-arrested-in-death-of-african-american-museum-founder-discovered-in-car-tTenant in arrears arrested in murder of his landlord.

The heating unit is a very old American Std Oil furnace that has been converted to gas.

Another place that I actually store some of my money to keep it working for me is the American Homeowner Preservation Servicing Fund (google it).

As far as I know she's built 9 of these executive style multi family properties and uses the same lease agreement for all of them. 

First American Title Insurance Company preferred always kill it on my deals.

All the floors that you've shown us here are solid American white or red oak tongue-and-groove, 3/4 in. thick, 2 1/4 in. strip flooring.

Find beauty in the ugly properties and prosper through the proper execution of details.