Thanks again for the responses.Sorry for the confusion, I originally meant 100% of the purchase price, not the ARV.

@David T.

Very good point Brad.Obviously after this long around real estate and the folks that deal in the industry I could write a book on lessons learned.To boil it down, I'd say I found that you can please most people most of the time but you'll never please all the people all the time so get over it.Another to Brad's point, I never really trust what I see, much less what I hear, if I see or hear something that looks or sounds fantastic it just means I have more investigating to do.Another lesson is that it's not so much as to what is written in the contract as it is what's meant between the lines.

Through the years, tenants feel it's fair, and no one wanted to count pennies with me.Once, I rented the 2nd floor t o a South Asian tenant.

@Andrew Postell No I meant Owner-Financing. 

There are some (good) reasons to get an inspection: a) If it's a condition of the contract, and you need to get out of the deal that requires this; b) if it's a quick fix and flip with not much work anticipated ("paint and carpet job") and you anticipate selling to an end user who is going to live in the property and their lender will most likely require an inspection to make the loan; c) you're a "belt and suspenders" kinda investor, who just likes to have all the "I"s dotted and "t"s crossed.

I know the census has data, as well as Citydata and there's some decent demographic data on LoopNet, but I'm wondering if people know of other sources that offer information on demographic growth and trends in different cities through 2016 or maybe into 2017.Thanks,-T

Don' t use Bleach on Mold.

@David ParkSorry, I meant more like gathering all utility bills, getting existing tenants to sign estoppel certificates, and otherwise running around doing all the due diligence for the closing process (whether it's on the sale end or the buying end).

Usually at places like home depot they will say something like Fan box with a Saf-T brace.