I’m watching the market trying to determine when the equity growth has slowed enough to pull the trigger.

Joe is right though I’m at 5 and sometimes I want to rip my hair out. 2 or 3 no problem.My market PMs charge 40% so the people using them don’t make money. 

I could even just charge my 42% down payment and be happy with that and manage the transfer of funds free of charge for 10-11 years.This deal is going to happen and all I am trying to do is create options that will trigger the seller to sign my contract.

Hello BP Family,This is my first post.I just made my first deal and it's a long distance one that came to me through a relationship I built using the tips and techniques I learned here at Bigger Pockets.I paid $1000. under asking which to me didn't feel like a good deal at the time, but I ran my numbers in multiple different scenarios and I just knew I had to pull the trigger.

I would echo what James said above, and start with a good lender who will guide you (and not sell you), give you options, and if now is not the ideal time for you to pull the trigger, lay out a good road map to get you there. 

There ain't no facial hair.

It's possible that a high pressure gas line would trigger the same kind of failure.

The jump from a 2-unit to a 3-unit will trigger some additional requirements that may or may not be feasible in order for it to be permitted as a 3 unit.

If someone slips and falls on your property, you could have JUST shoveled, ice melted, used a hair dryer and laid a non slip mat right in front of the step your tenant took before the slip.

Not the ideal way since you don't have anything concrete but enough to pull the trigger on a deal.