Currently have not closed any transactions but I have clients looking.

The lower the cash you put in, the less you are paying for the property. 

From closing on the land to move in day is going to be 6 months minimum based on anything I've seen.  

I've hired a title agency for the closing.

Has anyone closed a loan with them?

My condo is located close to a university and apartments in that area mostly cater to student population.Condo has been on the market for 14 days.

You'd only need to bring the difference between the balance on his loan and what you agree to purchase the property for and your share of closing costs.The term is "Subject to" which is short for Subject To Existing Liens, Deed of Trust, etc.

Worked as my own agent on this deal and having the cash on hand to get it bought was a huge lever in getting the deal closed.

Quote from @Richard Hoyte: What is a good and or acceptable amount of money to have saved up before buying your first rental property I'm aware this can vary depending on the state/area but is there a rule of thumbThank you ahead of time  Hello Richard, Your down payment amount will have a lot to do with this.If you are going with the minimum downpayment of 3 - 3.5% , you'll want to have at least a total of 10% of the purchase price (to also account for closing costs) + 6 months in reserves.

We have noticed that there are a lot more properties on the market and the prices are much lower than they used to be.