Know your numbers, get to know your seller, try not to let emotion affect your negotiation, and go in with confidence.

I'd verify that they bill late fees to tenants up to the date the money is deposited to your trust account with them - it will make them more disciplined, too.

A college degree provides discipline.

It is not their fault as they are not taught that discipline.

There's emotion invested into this property already.Now I'm sure that should you proceed to get these two properties and were to raise the capital needed, everything would run just fine.

@Nathan Churchill -- I second that emotion with the support found here!  

Just stick to your numbers and don't get emotionally attached to any property..And also driving around in the area you like helps.

First their is never any tolerance for emotions where business and money are involved.

Sounds like you did a great job of not getting emotionally invested and "making your money when you buy".

@Tim Hertz Congrats on your Duplex, that seems to be the common theme for Newbies.Your are correct, minimize risk by purchasing right and for me keeping emotions out of itThank you Tim.I have another offer I just put in on SFR, this one requires no rehab, essential a turnkey (not by real estate definition) I offered CASH (they say cash is king)Crossing my fingers Take care Brother