So based on those two things I'd say it's pretty reasonable.

I go up slightly (my initial offer bakes this likelihood in) and if the seller counters again I explain why I can't go any higher (all good reasons - winter's coming and the gas bill will not be low, it'll take at least two months to rehab a unit/units and fill vacancies, etc.). 

As in, a 10,000 person town I'd stay away from - you want a reasonably diversified economy...Here's the main concern I have with your startup plan - Inevitably investing out of your area will put someone locally in a stronger position with regards to negotiating. 

AP is a form of insurance - litigation insurance.So, if you have enough to protect and reason to fear litigation (and it sounds like you have), then you might want to look into asset protection strategies (which includes establishing of LLC).

I did all cash for my first deal for some of the reasons mentioned above. 

Owner financing may be very appealing to them for several reasons.

The reason for me wanting to do REI is to be able to achieve financial freedom and do what I truly want with my life. 

We know what it takes for YOU WOMEN to make money, which for some reason is different from men to make money!

Tchaka Owen, true, and I see the value in that, but because of certain reasons I am sort of on my own when it comes to that.  

Or can i afford a "special assessment" for what ever reason the condo association needs one if i buy a condo.Good luck and take care.