I have a nice down payment as was gonna offer a potential subject to if i paid their profits/ closing costs...but can you subject to a loan not in bad standing/ FHA?

With rental properties (assuming your using leverage), you receive the benefits of increasing equity (forced savings via mortgage reduction), ability to lend against the asset, tax benefits, depreciation, cash flow, and possible appreciation to name a few. 

And with the alum. option, you'd need to add a nailer plate to attach the cross-beams to, which would increase the depth of the beam.

Purchase price: $680,000 Cash invested: $510,000 We funded this loan in 48 hours. 75% loan to cost.

Do you want the seller to pay closing costs?

The Reality is stuff costs money.

If no mention was made of any type of special cleaner in the lease - that seems like an error on your part and would be a cost that you would have to bear.if you are charging the renter how old the units are makes a difference.

The only other item I'll add is that if you buy in an appreciating market maybe in a few years (4-5 years) the property value will increase enough to pull out equity in a refinance.

Expect there to be costs to appease the tenants.  

If anyone has interest in splitting the cost, please reach out.