Most sub-contractors aren't even returning our calls. 

I am also looking at turnkey properties but the numbers aren't that great there either. 

Aren't there laws protecting tenants from exactly this?

Houses go quickly and there aren't many of them.

So, you're competing against "the world" at that point.You're actually better off developing ways to find properties which aren't listed yet - pre-foreclosures, probates, divorce, bankruptcy, incarcerations, etc.My $0.02 ...David J Dachtera"Success is not a destination.

It sounds as if you and your lawyer don't necessarily agree on the aims of the closing, and you aren't as risk averse as your attorney.

There should be pretty specific language about what happens to the earnest money if contingencies aren't met.

I think Wes makes a good point, if you aren't looking to quit your job, it makes sense to focus on what you really enjoy and go for it!

It was a little difficult determining over the phone how "motivated" he was so I'll surely figure that out when we meet in person.The owner says there aren't a ton of repairs. 

You aren't too far off and keep in mind it is often extremely difficult to meet the 2% rule in many markets.