The mortgage must be non-recourse, meaning no personal guarantee from you.There is a ton of information on this topic here on BP, as well as several professionals who are actively engaged and sharing their expertise.  

If we did a higher %, say 30%, the opposite effect would likely happen.

How do you feel about the effects of gentrifying neighborhoods?

These markets are very much in need of some renovated or new construction housing while my buyers tend to engage more with homes that cost $95K to $115K and rent anywhere from $1,100 monthly to $1,500 depending on the market.

Unless there is a some urgency or distress , there may not be a bid variance for the seller in taking less for cash offer ( number 1) as the net effect of proceeds will be similar. 

I recently got engaged and am looking to move in with my fiance to save money before our wedding.

How do you feel about the effects of gentrifying neighborhoods?

The mantra of "the buyer's agent costs you nothing" is typically reiterated by realtors working as buyer's agents and it is a terrible misconstruction of how having a buyer's agent actually effects the deal.

Tonight I went to a home to sign the REPC with a guy I’m buying a home from.I engaged with him a few weeks back and he was relieved to meet me because I can make thing so simple for him by buying w cash.i followed J Scott’s advice and asked the seller how much he thought the property was worth.

This will lock in any tenant as long as they want to stay,   unless they engage in egregious (and proveable) acts of nonpayment or behavior problems.