Quick close.

Overall, I would keep in mind that you'll likely need to look at/review 100 deals to find that "1" that works and your close on... so volume is key.

For distressed properties I intend to keep as rentals, the buyer pool is greatly reduced and being able to close cash and waive inspections provides a lot of negotiating power. 

Your rental estate agent already abandon you after you closed the transaction haha :) lol16.

"Buyer to receive $5000 credit at closing, Buyer agrees to replace subfloor with 3/4 plywood, mildew resistant and sound proof flooring insulator"Obvious labor is expensive, What are your thoughts on this.. the actual subfloor is fine but its in the contract to install new subfloor anywaywith the "replace subfloor", could I install new 3/4 plywood over the existing subfloor which technically i am replacing the subfloor or do i need to discard the old subfloor and install the 3/4 plywood??  

Hi Adam,Your lender should definitely know the down payment amount much prior to closing.

You will not get anything close to that right now.

Adjust the lease term prior to closing, period.

Maybe that is not even good idea, but perhaps better chances of success and maintaining a relationships.Probably NOT what you want to hear, but if you're making $125,000 and you don't have the discipline or willpower or willingness to save for the down payment and closing costs on property #2, then what will you do if things go south..like your tenant doesn't pay rent, you have 3 months of vacancy, or the tenant destroys the property and you need to rehab?   

Quote from @Peter Dukaj: Would you consider single family if they were located within close proximity of each other?