I agree we are probably closer to the top of the market than the bottom. 

A property and sewer inspection, a couple hundred dollars in closing costs... closed the deal and immediately leased it out.  

I have a couple of properties I’d be interested in at 14 - 16 cash on cash but they are closer to 10% on purchase cap. 

The difference between a homeowners and landlord policy is closer to $1000 to $1300 range for my properties, so it does represent a significant savings on carrying cost.

Has anyone ever done a deal which included a proper and complete residential fuel oil tank decommissioning having been performed by the seller personally (not a hired contractor), using cat litter, then never having the decommissioning certified/filed/inspected with the proper local authorities? 

Is there anything you recommend I should consider outside of the inspection?

I recommend that you do an inspection on any property you plan to purchase, this is going to give you a good idea of any repairs/future expenses you might run into.

-Always get an appraisal and home inspection report (Some companies will not allow you to do this, red flag)-What do you typically do to homes, do you provide a scope of work on the rehab?

Agents typically wont accept wholesaler contracts (and/or assigns, low or no EMD, long option/inspection periods etc)

Go through and do a mid-lease inspection with her.