@Mike Williams The Midwest tend to be your highest cash flow markets but even there, you'd be hard pressed to generate $4000/mth on $100K.

@Brian Pulaski It's been 2 actual offers and a few more preliminary discussions on various properties but yes, you're right that it's not time to press the 'panic' button yet haha.

If it was a Word doc saying "Buyer is not using conventional loan" then I would be hard pressed to say somehow that was adding a financing contingency to your original contract with zero contingencies and now you have an out where you never did.

Marcus Lemonis has a TV show doing what the OP posted; read the biography section of link below to see how he started:https://en.m.wikipedia.org/wiki/Marcus_Lemonis

If you go along the edge of the tape that is going to be next to the wet paint and press it down to the surface really well - use your finger, a chip of wood, a popsicle stick, etc - you will find that a lot less paint sneaks under the tape. 

If fact, the opposite is drilled into people...from TV, radio, social media, advertisements, texts, emails, parents, huge houses, nice cars, smart phones, fast food, slow food, no planning, on the go, buy buy buy...we are inundated with consumption opportunities. 

If not, piece together a T12 based on what the seller does provide, work with your lender to be flexible/creative and keep pressing the broker.

While you mentioned 3.5% down, I think you're going to be hard pressed to find such an investment loan if it even exists. 

If you want to do it yourself to save money check out NOLO Press' website.

If you could afford it, you could pay off the loan out your own funds or sell the property (1031 into something else for 5 more years).You'll be VERY VERY VERY hard pressed to find long term fixed debt with investment property loans.