Looks like a fair deal where the landlord is carrying more than the fair share of expenses to justify above market rent.  

Costco reasonable price and they carry multiple sizes, phillips, and are dimmable. 

@Elizabeth Colegrove and @Carrie Giordano - That makes sense not to invest towards an extra room if you can't get increased rents because of a ceiling on rooms in that market.

Is the worth the extra paperwork of an LLC or should I just put the properties into separate land trusts and carry higher insurance? 

RV and mobile home parts suppliers do carry them around where I live and I thought of them because I was having the same difficulty finding what I needed at a regular electrical suppliers

It's not at all rare that a rental property owner will carry a note for you.3) Workers at the Registry of Deeds are your best friends.

You can:- buy with VA veterans financing if you're a veteran for 0% down and potentially 0 closing costs- you can use USDA rural financing for a property in a rural area and if you fall under the area median income limits for USDA- you can use 0% down platinum FHA grant program- you can use regular 3.5% FHA programs with 3-4% down payment assistance state programs which essentially equates to 0% down since the DPA program may some times be enough to cover closing costs too or you can negotiate from seller for closing costs for total no down no closing cost scenario- you can make an offer with your name or assigns  on a below market property have a private investor come in for the down payment, split the equity in a negotiable fashion, and see if the seller will carry the remainder so you have no money down- just some ideas, hope that helps.

For physical gold in hand (as opposed to a gold ETF or gold locked away in someone else's bullion vault) if things really don't go your way (wartime scenario) and you need to get out of the country or travel across borders it is a much easier way to carry a lot of cash.

Build rapport with the seller before asking them to carry for you.  

@Jason Carr I will let you know.