If the unoccupied units are very cold and there's a way to get power into them, it can be helpful to run a heat lamp on the main supply line where it comes into the unit.When you wrap the pipes, check the R-value of the product you're using and make sure you're using the one that provides the most protection.

Ask and you shall receive- Was just on the Institutional Property Advisors - Marcus & Millichap Research call who shared this chart of the top and bottom 10 markets for 2014 completions forecast and the percent of current inventory that the new completions will represent: So for those 20 metros we can do a little math; dividing the number of completions by the completions as a % of inventory to get the size of the market and then match that against the number of permits from above to get a sense of what's coming in terms of new supply.

Documentation is what it is, and you'll be asked to supply lots of it.

If you are doing a JV and he is supposed to supply the money but he does it by taking a mortgage out on the property, he increases the risk for you.

For a single family I know I would want more just to feel secure.

You can then sue in small claims for damages in excess of security deposit.

@Andy Robison - in PA, any utility supplied by the municipality is lienable to the landlord when the tenant fails to pay.

Whether that is in securities, real estate or cash holdings, there isn't any way to trick a bank/lender into thinking you have more collateral.

As Joe said, pay the realtor their commission, but make their commission payment dependent on you finding/securing a tenant buyer for the property.

What do you think about using those to at least secure the property for your down payment, and then pay it off as fast as you can?