I keep my rent a little lower than market and have several tenants that have stayed multiple years.  18 years renting and I have had a 8 year and 5 year tenant.

Recording fees4500 buyers agent commissions 500 warrantyprobably more I am forgetting to write down ...is there anyway to lower my closing costs ?

Rob Auction.com typically starts off high but if there are no bids, sometimes they will run a second round at a lower price a few hours later. 

She started stressing because the AC isn't working and all the bad things that are going to happen. 

This will alleviate the stress that a foreclosure will put on your credit score.  

Obviously more money down would mean a lower mortgage amount, but at the same time less money down leads to a higher CoC return.

I think the forums are a great place but I must stress that we still all need to dig deep as there are many twists,  turns and loopholes in real estate and just because it is done one way in one state does not mean that it will work that way in another state.

That area is close to the bases and has lower cost properties, but vacancies would remain low as long as we have all these bases in town! 

Do you accept lower cap rates to be more 'certain' about long-term resale value? 

Some are a pleasure to work with and others I do not care what the potential is working with them I will pass.Anyone that adds tons of stress to my life or ultra difficult to deal with I don't need.