unlike attorneys in that regard - they do not be licensed in a particular jurisdiction to prepare tax returns and provide advice related to that Jurisdiction. 

The $8700 was the ONLY money coming to me... so it didn't even cover the mortgage/utilities for 3 months of the year haha.

Ensure the language is adequate to cover that.

With a savvy realtor and attorney, you can put forth a competitive offer that still protects you by waving the contingency with limited exceptions to mechanical, structural, environmental, and health and safety issues.

They are the source for Real Estate pre-licensing, post-licensing, and continuing education across a diverse group of real estate-related licenses.  

Hence why Im hardly leveraged in any of my properties and recieve enough cash flow from them that can cover the debt services and leave me a small amount in the bank.

we've been researching different kinds of financing and see hard money to cover the purchase price and a heloc for downpayment/reno costs as our best options.

These homes will usually have ARVs in the mid to high 1s and are in areas where the rents will cover the mortgage and cash flow a bit too.Some areas that fit this criteria include but are not limited to: Penn Hills, Carrick, West Mifflin, Homestead/Munhall, and more.

You CAN use the rent to cover the mortgage.

I would think the deposit is fair game, pretty sure it would be in my state of IL to cover the back rent.Something that i have heard works great but have not had to use is "cash for keys".