My goal is definitely to have a nicer rental in the area...while I know there's never a guarantee, my goal is to offer someone a home they're happy to live in so that they stay for a long period of time and don't want to leave...if that means spending a bit more up front I'm okay with that...I just haven't found the right balance yet of what is enough and what is too much. 

The seller has a small balance left on the mortgage so I need a down payment to clear this and a little extra cash to leave in his pocket.

The only way you might be able to swing 100% financing is if the Vendor carries the entire balance and is willing to sell you the property w/o a downpayment.  

It has been difficult to even keep up with communications and scheduling while balancing work and training time.I had the first round of showings last night, had 5 different couples come by in an hour span to look at the house.

It's a delicate balance. 

A lot of conventional loans have due-on-sale clauses, which mean that bank could demand you to repay the entire balance when you deed the property to your LLC.

I think I have an entry in the ledger where the balance was under $50.

The 'application' for training wants a lot of your personal information not needed for a course and a whole LOT of your financial information down to current balances and limits on bank accounts and credit cards, mortgages, HOLOC and other credit lines, friends/relatives you can borrow from... in other words any way than you can be driven to tap and max multiple sources to pay them right there.5.

If the landlord doesn't comply, the tenant can go to court and may be entitled to three times the amount of the security deposit or the remaining balance to which the tenant is entitled after lawful deductions with interest, plus court costs and reasonable attorney’s fees.

I would accept the rent without the late fee but I will apply payment to late fee first and leave a balance of the rent in the amount of a late fee, so technically she did not pay the rent in full.