I do not need cash flow and I more value the total return. 

The worst a seller can do, is say no.On average, you can get a 7% return by simply investing in the stock market, I would personally like to shoot for 12% or more.

We also felt that the realtor  would roadblock us by not submitting offers that in their opinion was, "too low and the bank wouldn't take that" and was attempting to get us to pay for homes that we felt were too high, for their own personal gain on return. 

I know the area i invest in, the properties in $60k - $80k can rent for $800-$1100 (nicer ones), and that gives me better returns than investing in cheaper or more expensive properties in the same area.  

I guess I was assuming that a landlord would see this as an opportunity for an pretty decent cash on cash return for the first 3 years, then finance it through a bank.

.- use the attorney at title and add it to the HUD-1We use a clause in the note that waives the right to defend a foreclosure in default, so the property returns to the seller without contest (varies from state to state I imagine)We also pay the sellers closing costsAll of this stuff is negotiable...you can always push things with these...like lower the down payment and have the buyer pay all your clients fees and your commission, etc.Give me a shout if you want to chat more about this topic.

Not to invest to much because in the end as long as you have the essentials a granite counter is not going to influence a renters decision to return.

Can you help me understand how a perpetuity would work as far as my ownership in the portfolio and how that would impact my monthly profits Have you seen any deals where the owner will carry the entire balance in return for a premium of rents?

The foundation there was not easily visible from the basement as that section is a crawl space that's too small to fit into.I had recently heard of a company called RAM JACK that does this sort of work. 

If you're looking at long term buy and hold, the majority of your return is in rent, not appreciation - we simply lucked out by getting into an area that's on the edge of gentrifying.