But you can't be responsible for whether not they pay their bills on time or if they keep their job.

Its good for you can campaign to a prospect for a year or more, but bad because these attorneys are just running up hugh bills in legal fees (sorry no offense).

ARV of the property = approx $400K (need some repairs ~~ 20K) Current Mortgage Lien = 294K The husband has stopped paying property taxes and that bill, as of this moment, is approx $70K. 

But it should NOT be commonplace.Look for 2.5-3x rent. no evictions. no felonies. decent history of paying their bills. no owed money to utility companies.If the tenant pool you are getting for your particular rental is not attracting tenants that meet those standards then you need to improve the property or lower the rent, or both.That will open the tenant pool up wider and allow you your "pick of the litter"

Winter months in MN can be especially cruel - high utility bills, blizzards, weather delays, etc.I wouldn't hesitate to make a low offer to start the negotiation, but I would talk with your agent about a selling timeframe and expected days on market (DOM).

If you start paying bills slowly, you need to change your buying habits. 

Most contracts will have language similar to "Seller will provide free and clear title as of the date of settlement" There may also be language that says "taxes, municipal bills, water etc will be adjusted as of the date of settlement" read the contract you use and understand what it says. 

Well, my wife stays home with my three little ones, and although my W2 job covers the bills and puts food on the table, I would like to grow beyond a 3-4% annual raise and build up to financial freedom.

To add to Bill Gulley it's the market that's the niche, not how you approach a deal.  

@Bill Jacobsen , What do you normally use for your vacancy/mngmt/repair costs?