I got the sellers to cut their price down a lot but the same day they were supposed to sign the contract, someone else came and offered them more.

If it is supposed to mean something, then it needs to be treated in that way.

There is a slight sag to the roof and it has supposedly been that way since construction (Approx 40 years). 

I can refinance down the road for the septic system to resell the property I suppose. 

This was supposed to be a quick and easy $20k profit but it turned into much more.

Suppose to have it back to me by tomorrow afternoon.

Now some may say that it won't be done this session, but the rent control act was fast tracked at the end of this session, and they are still passing bills two days after the session was supposed to end. 

How am I suppose to find a good deal when buyers are so craaaaaazy!

I suppose this is the same required down payment for the other companies like renttoretirement and MemphisrentalsSo my question is if anyone know another cheap investment.

I suppose the $13k can either be used for a <20% conventional purchase or hard/private loan + refi.