Without breaking things down too terribly much...what about getting the 1st 1/1 up to speed in rent and renting out your 3/1?  

God Speed, Michael Short 

Wc insurance is required by all people that work in construction .. even sole proprietors .. this is of course if your intending on keeping things legal and not wanting to risk getting sued by a injured worker .. a officer of a LLC or a corperation can get exempt  from   Workers Comp but they have to file for it .. so if you have anyone who you hire that tells you they are excempt .. ask to see their certificate .. then check online to see if it is valid .. unfortunately  .. if you dont check and they get injured , you can still be held liable .. good luck and ..God Speed , Michael Short 

Sometimes its the speed of the deal, sometimes they want you to buy all the furniture from their passed mom's house that they are selling, sometimes they want to sell to you but "rent back" the house for $1 a month for three months while they find a new home.Your negotiation is all dependent on YOU finding their real problem (sometimes it is $) and solving it.

God Speed, Michael Short Short.Term.Investments1     

My plan is to put down somewhere between the 3.5% and 10% and use whatever cashflow I have left after year end to pay down the principal and speed up the process to reach the point that I can refinance.

There were a few really large areas on the east side of the city that were just speed built neighborhoods.

Keep reading you'll learn there are so many motivations for people to sell and when they want speed (to get rid of a house as quickly as possible) they aren't concerned with competitive prices.

That said, I have one tenant who works for a landcare company and yes I negotiated with him to knock down the rent and have him mow the lawn which he does at a blazing speed with his ZTR. 

I recently drove through (after being gone for a while) and was amazed at the speed NW Arkansas is growing.