negotiate the price down.never have sellers perform repairs. they will do it on the cheap and easy just to get things done.

Ask them who orders from them on a weekly basis or bi-monthly, it is a good bet, but don't expect they are the cheap.

It's a cheap enough resource that it's worth checking out, as I think you'll find like me it will save you a ton of money versus going to your lawyer every time you need an agreement.

 I provide the cheap Home Depot/Lowes ones that come in a 3 pack.  

I know since there is no interest involved, nothing will be as "cheap" as just paying them the way I have been, but even though they say they're not worried about me stressing over paying them back, I would still like to get them that money before they are ready to move. 

Ryan Landis and others: when I say 3rd property, I am looking at cheap buy and holds in KC, Indianapolis and other similar markets.

I have only heard that money is that cheap out there but I am not sure as I only know our market in Pennsylvania/NJ/MD/NVA/DC.

Personally, if I was the buyer, I would not identify the lender, reason being, if I had to change lenders for some reason to make the deal fly, which happens quite often, the seller could bail on the deal because I didn't use the lender originally identified in the contract ... a cheap seller trick.Also, as an hml myself, I have never given a borrower a POF that states I will unconditionally loan money. 

It's quite cheap for the Toronto market, where I am located.My parents also live in this house.

It's cheap to do your self and will keep the tenants bill low...