@Brock Lile so you are looking for someone to bird dog, this is tough tedious work that people who think they want to be involved in RE are willing to do, it is likely that you will get quite a few poor quality leads and a high burnout rate. 

Hoping they pick the shade cover as it will be both an improvement to the property and a write off.

Are there any situations where you would allow a tenant with a lot of debt AND a low score?

She has a small dog and a cat (we are allowing up to 2 pets with fee). 

I was sent a deal that consists of 3 doors (duplex and a mobile home)  fully rented that will seem to cash flow after the appropriate reserves are set aside.

Flips target home buyers and as such are generally priced/valued above what would work for the market rents.

It has quite a few pages and a million outs for the buyer. 

It could be a syndicate has ran it's course, a bad partnership, a divorce and a split of assets, investor is bringing investments closer to home, needs money for another project, etc.Sounds like you are competing with home buyers who will pay a premium and are fine with just a little built in equity.

I would not waive inspection; and a bidding war on top of that?

On the downside, with the HELOAN, I leverage only a small portion of that equity and, as I understand it, I would have to pay off the HELOAN before being able to access more (no plan to borrow more though as I don't want to over leverage).