Sometimes the incremental savings from $1,000 to $2,500 or from $2,500 to $5,000 are too small to make the higher deductible worthwhile.

Add in that you get certain discounts and it's unlikely you would see a big savings to shop lenders. 

Save all your money.

It is good that he texted you to tell you that the keys were in the mailbox, save that text.

What I see good from that, is that I don't have to pay anything for rent, the tenant is paying months of my mortgage payment and I am being able to save more money now to buy some more properties that could help me get some cash flow.

How would you change your offer to help him save $ on the taxes he would have to pay. 

I know a lot of people on here do not want to hear this but the best investors that I come across are people who worked full time jobs for a while and saved up.

You mentioned waiting to save up all the cask to do it all yourself and that sounds doable to you but the seller may not be willing to wait for you.

We got it as a place for my in-laws and their rent is covering all the bills (no capex savings at this point).I have some friends who are into REI and as I've looked at retirement savings and retiring early I think REI is the best bet.

Sometimes the thing to do is to make a bunch of money, save it, and then invest once you have some real capital together.