It's not simple. 

Please click on the links, give them a read, and share your thoughts in the comments.First is a post that I feel will help not get overwhelmed with the amount of info that is here on BP:https://www.biggerpockets.com/blogs/5868/52761-the-simple-guide-to-getting-started-on-bp The second is a post that will help get you focused with your real estate investing goals:https://www.biggerpockets.com/blogs/5868/52743-im-new-to-bp-any-advice-would-be-appriciatedThe last one is a post that will help you choose an “investor friendly” real estate agent.

Please click on the links, give them a read, and share your thoughts in the comments.First is a post that I feel will help not get overwhelmed with the amount of info that is here on BP:https://www.biggerpockets.com/blogs/5868/52761-the-simple-guide-to-getting-started-on-bp The second is a post that will help get you focused with your real estate investing goals:https://www.biggerpockets.com/blogs/5868/52743-im-new-to-bp-any-advice-would-be-appriciatedThe last one is a post that will help you choose an “investor friendly” real estate agent.

That being said, I would like to keep things simple, sticking to B class and reasonable communities.Based on that background, these are my questions and thoughts. 

Sorry, but it’s quite simple......the buyer was denied financing (doesn’t matter why) and notified you within the required period....as per the contract you have to return their EM.  

Worst case scenario, one-two week run in the local paper usually did the trick. 

Avoid buying in the hood no matter how good the numbers look on paper.

This allows you to make your sellers feel as though they are in an exclusive group of home owners that have the best homes on the block. often times you can lead with a very simple and honest, "I would like to add your home to the package of carefully selected properties to be sold to cash buyers, there's nothing you would need to commit to even if someone made an offer to buy it."

He's good at collecting and depositing checks into my account and keeping small accounting and papers in line. but when it comes to getting new tenants, and turning over apartments, theres no drive to get anything done.

They wouldn't allow a simple transfer it back into your personal name.