@Scott EdwardsI think part of the reason this isn't usually taken into direct account is everybody's tax situation, bracket, etc. is different, so it's very difficult to estimate how owning a particular property will impact their tax liability for the year.With that being said, it's a definite benefit of owning real estate and more sophisticated rental property calculators do show the tax benefits (like depreciation and mortgage interest deductions).

Guaranteed the money won't bounce and usually no fees for either party

It's usually the kiss before you get..........

I usually re-rent in a month anyway.

The buyer doesn't perform you typically have to just go file an eviction just like with a tenant except when is the bond for deed filing eviction it will usually take about 45 days to complete the eviction process.I've done a few over my time both buying and selling and it's not that difficult.

It depends on how busy they are and what you're asking for them to do.On a related note, contractors are usually charging to give estimates now due to how busy they are.

Search for those that allow non accreds they are out there.in our world we do ONE note one investor and you don't have to be accredited.. although usually a waiting list to get a note but they get filled in 30 to 45 days..

Non warrantable condos are always an issue, there are lenders that will finance them, at a slightly higher rate of course and usually with a larger down payment.  

I've run into deals where things keep changing and I usually bail. 400K is a sizable purchase and it seems that neither you or the seller are completely ready to make this happen smoothly in a short period of time.

Also, I usually find most unforeseen or deferred maintenance issues come up in the first 6 months of owning a new property.