Buyer has X Days to perform tests and X additional days to provide seller written proof of the defects they want fixed. they have X additional Days to come to an agreement.If you have something in E where it says "Contractor friend to perform walk through at buyers discretion" or some such legal mumbo jumbo you would be fine.Going back, my responsibility as an agent is to my client and if my seller had an offer and we negotiated 10K EMD, and the buyer put a bunch of stuff down that they saw (paint this railing, switch this light cover, chip in paint on handrail) and they wanted 6K credit.

Additionally one credit union I talked to the person was awesome and I really liked their philosophy for dealing with investors...so while her current products don't meet my needs I'm probably going to open an account there and stay in touch so that if I need to switch lenders again I'll be in a good spot to do that.

I went to several investor groups but quickly became discouraged because most of them seemed like they were selling products.

I went to several investor groups but  quickly became discouraged because most of them seemed like they were selling products.

I'm not familiar with MN but generally cities give you a reasonable amount of time to cure defects before penalizing you, where reasonable is left up to the courts and depends on specifics.

There are sheet type products as well. waterproof membrane:http://www.custombuildingproducts.com/products/surface-preparation/waterproofing-membranes-underlayments.aspx

Account Closed there are portfolio loan products that will qualify either based on the cash flow of a specific property or based on your assets.The "Cash Flow" type of product ignores all taxable income.  

No boss looking over my shoulder or calling me into the office to ask why production is down.  

That is a conventional lending rule (not an overlay) but you MIGHT be able to find a portfolio loan product that does differently.  

There is carpet there but a ton of other building products.