I have about $30k in the bank with approximately $80k that could be pulled out of my primary home with a HELOC.The main reason I am looking to invest in real estate is to escape the rat race, get out of a traditional W2 job so I can spend more time with my family and become overall financially free.

Yes this is very interesting , so some area is still pretty reasonable 

There's a reason someone's selling it right?

May I ask for what reason? 

So I wanted to see if I could protect myself, if for some reason theirs did not pay. 

Hey @Leon Lee Here are some of my thoughts:- I think the $1500/$2000 dollar deposit a reasonable ask.- I use furnish finder, so it just has to be 30 days or more.

We get $2800 for rent.The reason we want to sell is that our renters are talking a out leaving already and with the rental market cooling down, we feel anxious.

The licensed guys are licensed for a reason.

While it's true that dealing with a bank may differ from negotiating with a homeowner, banks can and often do negotiate on the price of REO properties.

Does that seal reasonable?