You can pay cash for your purchase to give you the competitive edge in purchasing and then roll your buys into either a portfolio loan or regular mortgage. 

If the buildings are in high demand the seller will likely ask for a nonrefundable earnest money deposit in competitive markets.Land is different.

I've been heavy since December ‘19 and so far I’ve put in 2 offers with today being my second.

I am in a very competitive market and a review that says the place is full of mold, unsafe, etc. will have people going elsewhere as opposed to my place which is priced higher than most others in the area (due to amenities).

I've scoured the forums and found several great markets that proudly present 100k and under houses that rent well.Now, how about the 150k-200k and higher houses, that rent for ~1500+ with better tenants, not 100 year old houses, fewer maintenance issues, and reliable heavy duty cash flow. 

There is not a lot of competition from other investors.

There is case law where one partner has been sued and lost because the other partner lent his car to his own son who then got into an auto accident with heavy monetary damages.

I’m heavy on assets but light on income and have no W2 income.

If the price is going to cause a lot of competition not sure even with cash how far you could push out the closing.Good Luck. 

Make sure the price is competitive, or slightly under valued.