Also in the Agreement they charge me 1% extra just to keep the place clean and on top of that I charged separately for that.

Make sure everything is clean, look in cupboards, check the oven to make sure it is clean, turn on elements to make sure they work, check toilets and sinks/tubs to make sure everything works, windows/doors/cupboards. 

You need serious expertise and deep pockets. 

So far, I haven't had any sellers bite on deep discounts, but many are considering reasonable offers.

People love hardwoods and if they are clean and smooth they are very forgiving about any "character flaws" such as old water stains or cigarette burns.

Some of them are going far off the deep end, with coffee filter and toilet paper makeshift mask designs.

...Monthly student loan payments (If this is your wife make sure it's not in your FICO report)Monthly personal loan paymentsMonthly debt consolidation loan paymentsMake sure your credit report is clean and no old accounts appear as active.

But I also write offers with no contingencies (cash, no inspection) other than clean title, and relatively high earnest so I would not put an offer in on a house without seeing it first. 

Have the unit completely ready and clean.

Give it some deep thought and then ask yourself, where do I see myself in 5yrs and in 10 yrs in regards to real estate investing.