I dont even know where to begin, the 5 minutes at the closing table with the seller was worth the 21k I used for down payment, lets begin ill keep it short.My wife and I are optimistic NEW real-estate investors in Lancaster, PA.

What do you bring to the table?

You can call them what you want but it's still 90% financing and if you make your offer as 80% you're going to get tripped up when you get to the contract which would state you're looking for 80% max in the financing/contingency portion, then later on in the seller's rider where you represent you have the additional 10% cash to bring to the table.

Any wisdom on how to go about this process and not leave any money on the table?

You don't want a hole in your roof or wall if they take out a 3 year old HVAC system; grills, drive up fixtures, tear up the floors taking out fixed tables, etc.Contract period/renewal/rate escalation-   another component for you to check or ask about.Triple NNN- being new, you might make sure you understand this concept and understand what is or isn't covered. 

As a bonus my husband and I get to play on the pool tables the few times we have vacancy!

Eat at the dinner table?

I don't hope to get any money back from them, they don't have any assets besides cars, wife owns a business which is probably not documented (office is at home and i haven't found any info suggesting the business is properly documented, licensed etc) and husband gets paid under the table.

Is this how I get a seat at the table, Wall-Street style?

@Robert Cabral If the one person is qualifying for the mortgage, what are the other two bringing to the table?