I am new to RE investing, but am very ready to pull the trigger on purchasing my first rental property outside of CA (where I live). 

I read a book on RE options that recommended always separating the lease agreement from the option contract, in order not to trigger the due-on-sale clause of seller's mortgage (not sure why it would - it hasn't been sold yet).  

Anyone comes at me with drama it's a non-starter.I do work with first time commercial buyers but they tend to be high income corporate earners, own a business themselves, have sold a business,etc. and so have considerable net worth and liquid to start.Some might start out with 3,5,10 million dollar purchase for their first one.I like what Justin Schaefer said about being direct on what you want when talking with brokers/agents.

There is a considerably higher portion of houses sold privately in the US compared to Canada.

As his FHA loan is into its 3rd month of processing, and i was just wanting to close and be done with it, i hastily agreed to lower the purchase price to $89k without taking the option fee into consideration. 

Account Closed thanks for the feedback I will take that into consideration while visiting the property tomorrow.

If we are going to talk about the health effects then you should mention delta-9 THC is one of the best known triggers for psychosis in people with bipolar disorder.If there is going to be a lawsuit that is most likely to be the related illness. 

Learn , read, and then take action and pull the trigger. 

This is going to trigger buyers that are looking for a bargin and could effectively lower the dollar amount of the offers you recieve.

Do the best you can with the numbers, have another investor look it over if need be, trust the numbers and then pull the trigger.