The IRR analysis loses a lot of weight if you aren't able to tune the capex expenditures.

It is clear that you have done well with some solid strategies of using leverage, buying the right properties (at the right time in your market, it appears), trading up wisely, and letting professionals manage your property.In your dismissal of the concept of a self-directed IRA or Solo 401(k) and your “worry” about postings on this topic, however, you miss a very critical point, which is the dramatic reduction in original capital available to invest with that comes with your strategy.You took $50K from a 401k and were left with $35K to use as a down payment.

Different things work for different people, and what is demeaning to one person might be a weight lifted off another's shoulders. 

Medical bills owed generally are not treated with the same weight as other collections.

See if you can renegotiate the terms and ask for a reduction in price based on the inspection results. good luck

If you go with a custom tile pan and walls, you will need to make sure your floors can support the weight.  

I'm fine with doing a loan and closing on the 29th as the contract states, but if the seller want's to move the process forward faster to minimize damage and potential problems from the house being vacant, I can pay cash and close on the house this Friday in exchange for a $2,000 price reduction.

The problem is, the total asking price, even after the reduction, places the normal 20-25% down out of our range. 

Properties are in Central Florida.We recently went under contract for a pair of duplexes off the MLS, and were able to negotiate a decent reduction off asking (about 12 k per property) of these two side by side duplexes, 2 individual lots/contracts but from the same owner (a group of 3 siblings who inherited these investment properties 3 years ago). 

I like Dave Ramsey for Debt payoffs and debt reduction for personal expenses.