Someone reliable and can do some quality painting and odds and ends?

Something I did not mention in the original post was setting up a lease, my guess is that the best bet is to find a boiler plate for the state you reside and then consult with a lawyer to custom fit it to your needs?

Video walk through is your best bet.

I would put bets on it being one or more of the first three, versus the fourth. 

Now that I'm more experienced and cashflow is less important, I may take a deal that has zero cashflow and bet more on appreciation, but only after accounting for all expenses, including setting aside money for capex or vacancy.Here's a guide that describes what good cash flow looks like and how to analyze a property.https://www.biggerpockets.com/...

I just know it's a safe bet with growing population, good taxes, good schools, fair laws.

That's odd.

Odds are, it will be an appraisal 99% of the time.  

FYI I'm an investor & a realtor, and I think it's off-putting to the other party if you try to negotiate again once that window has closed - it's just odd, unless there's something substantial and new that you learnt while in underwriting... but that's why you have the due diligence period etc. 

Having said that, your odds are better if you target a specific type of buyer.