To your point about being concerned that a seller is upset if he/she sees a large assignment fee on the HUD, an option to consider is a SDDC (Same Day Double Close).

But carrying on like I said I would have about 10-20k depending on closing costs in reserves and have another bank account with back up back up but I really do not want to touch that, with that being still said I am not adding to capex, maintenance, or vacancy every month even though I probably should. 

Most require a cash deposit and if you don't close for any reason the auctioneer is keeping it.

I've been researching Bigger Pockets content since last August and I recently closed my first set of deals.

The key benefit to a Dutch repayment schedule is that they are often easier to find, the approval requirements are lenient, they tend to close quickly, and the calculation is very straight forward easy to keep up with.

Some would argue in support of a neighborhood in close proximity to downtown Sacramento such as the homes off of Lighthouse Dr, others would want to attract families with elementary school children who prefer homes in Bridgeway Lakes near Bridgeway Island Elementary School due to it's higher Great Schools rating vs.

They just want reassurance they are dealing with someone that can close.

I would look into some lead sources that you only pay if you close(Opcity etc.). 

You could get sub 5% a couple of years ago and even close to 4%. 7.75% for a no doc DSCR loan for an LLC is actually pretty good.

I found it on Zillow and paid list price, less seller credits for closing costs How did you finance this deal?