Overall, I would keep in mind that you'll likely need to look at/review 100 deals to find that "1" that works and your close on... so volume is key.

For distressed properties I intend to keep as rentals, the buyer pool is greatly reduced and being able to close cash and waive inspections provides a lot of negotiating power. 

"Buyer to receive $5000 credit at closing, Buyer agrees to replace subfloor with 3/4 plywood, mildew resistant and sound proof flooring insulator"Obvious labor is expensive, What are your thoughts on this.. the actual subfloor is fine but its in the contract to install new subfloor anywaywith the "replace subfloor", could I install new 3/4 plywood over the existing subfloor which technically i am replacing the subfloor or do i need to discard the old subfloor and install the 3/4 plywood??  

You will not get anything close to that right now.

Adjust the lease term prior to closing, period.

Maybe that is not even good idea, but perhaps better chances of success and maintaining a relationships.Probably NOT what you want to hear, but if you're making $125,000 and you don't have the discipline or willpower or willingness to save for the down payment and closing costs on property #2, then what will you do if things go south..like your tenant doesn't pay rent, you have 3 months of vacancy, or the tenant destroys the property and you need to rehab?   

Hi Adam,Your lender should definitely know the down payment amount much prior to closing.

I do have some money to invest with, but don’t want to continue using it all on a deal or two and then wait for those to close to move onto a new deal. 

That's a more precarious hire than ever before, you won't have another agent on the other side of the deal that's really on the same side trying to make things close.

He teaches how to find the deals, close on them, and also brings deals to the group so you can get started as you learn.