I can easily afford the 6%, my lifestyle is minimal and we save 100% of my wifes full time income for REI, so this is just another way to plan for the future.

You may qualify for the delayed financing if you paid with for property with cash and you want to refi prior to 6 months.

The selling agent has been delaying and stalling - after four days agent requested that I present "Best and Highest Offer" I once again offered full price, all cash offer - still no answer.  

The selling agent has been delaying and stalling - after four days selling agent requested that I present "Best and Highest Offer" I once again offered full price, all cash offer - still no answer.

Your best bet is to look for a real estate investment that you can owner occupy at first to minimize your downpayment.

Having these clauses and "extra time" in your contract should allow you to take action with minimal risk.  

You should reach out to them to see if you can get them to bring the account current, but don't delay eviction action for any reason OTHER than full payment being received.  

My parents did a trust, placed their rental properties in that, now after attorney fees that comes out of trust and paying off other benefices I can liquidate the property and sell and now my husband is totally out of the idea of developing part of the property for a new house for us.. 10  years ago if my dad had given us that land then, we would have done a new home.Your parents could live a good long while, If your not in charge of the trust as a trustee your timeline for anything could be delayed even if it is designated to you, trustee's are given a great deal of latitude in disbursement timeline.

Basically, I realize that saving up for downpayment and then applying for a loan to get a property around $150K is probably not the best strategy for me to achieve my financial freedom:  the cash-on-cash return is not great, which delays the process for next purchase. 

Where your CF/ appreciation is balanced and tenant quality is minimal headache.