Quote from @Bradley Buxton: These are good tips. 

Says this is according to Fannie Mae requirements.I explored seller financing but she wanted prime +1% and full asking price and was not able to convey existing furniture to me... so it was less attractive to me.We'll see if it sits on the market, and comes down in price and I can then make another offer.Thanks again!

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What tips would you give individuals looking to become real estate investors?

@Tricia O'Brien sorry, I reread the post!

Thanks for taking the time read my post - happy investing!   

It shouldn't be normal wear and tear, however, you can't charge them the full amount to replace them. 

Keep in mind in my market that they are eligible to get the full deposit back - which should incentivize them to take better care of the property.

I just posted a video about this, but "BIGGER BROTHER", lol, made me take it down.

You are in the right spot for sure, but this post is just a vague announcement.