I'm in Madison, WI with pretty high property taxes (around 2% of the value/purchase price) and also think the quick ballpark 45-50% expense ratio is pretty close for operating expenses including reserves, assumed management, taxes, maintenance...At this time with higher interest rates, and continued upward prices, cash flow is pretty slim.   

Is there language included about "permitted" assigns?

If it’s not included then you don’t owe it to them

They are open to a cash offer below asking, but with that interest rate- I'm wondering if it's more attractive to offer full asking with the 3.5% with seller financing or presenting to cash buyers the discounted contract.

If you get a loan/s at a high interest rate you can then restructure your loan including your new DTI with your job established finally after 2 years.

I tried to include all the basic info but if I omitted anything that will help you share even an ounce of wisdom, please do let me know. 

Particularly be sure to include your goals for real estate investing so that folks can help you. 2) Follow your favorite forum topics and set up keyword alerts!

Particularly be sure to include your goals for real estate investing so that folks can help you. 2) Follow your favorite forum topics and set up keyword alerts!

Also not clear if property tax is included in your mortgage?

#1: City-Metro (Including suburbs, etc.)