I have heard of people raising rents a set percentage annually (3 or 5 percent eg) but I prefer to look at the actual market (because your tenants will also be looking at comparable units, so you want to be competitive)....and just being in rentals over a decade, I can say the small market increases add up over time....also, I self manage but I suspect you could discuss market rents with your manager and possible increases.

I suspect you will burn through agents quite rapidly.I have owned two brokerages here in PDX market so I have seen the I can buy everything investor come through the doors many times.. 

I don't have enough of the details, if you're the borrower or lender, but I suspect you're taking more risk than you might realize closing your own deals. 

  - anything suspect about this property? 

As a non-lawyer that likes to guess the outcomes, I suspect it is indeed an amended contract that has not been accepted.

Good info @Robbie Reutzel I suspect the added effort in direct mailings, referrals, etc. create the worthy opportunities in our market.

Not with any frequency of course. but it does happen and when it happens if you the sub too buyer cant get a loan because you don't qualify or because you took a sub too with no equity and now a big cash infusion needs to be made etc etc. this is what fubar's sellers.. they get their credit trashed.. bank can refuse payments and there ya go.I suspect just like folks on this site like to run to lawyers for advice ( and most should) sellers seem to not do it on sub too's one because they are distressed .. and simply do not get all the what can happens explained to them.. if they do go to a lawyer..

Which makes it suspect.  

(Here I usually insert a 'best of luck' closing, but I suspect you already have plenty).

I suspect the latter.Those of us with a lot of Landlord experience have heard these same excuses over and over.