There are lots of ways out of most deals/contracts and professional courtesy usually causes nearly all sale fails to result in the buyer getting their EM back (especially in residential), even if it's more for practical rather than "letter of the law" reasons. 

Tell him to get his butt off the couch and find whatever job he can get, Home depo is usually hiring.

Usually cleared and ready to be built on.

They are usually obligated for the remaining term of the lease or until a replacement tenant is found, whichever comes first.

Adding in the rent from the other side, the property would still be pretty negative on cash flow (largely due to the FHA loan w/ minimum down, I know).MAYBE I could bring the rent up over the next 3 years to where there is positive cashflow; MAYBE appreciation will be such that I could sell at a gain in several years. 

Regarding cost seg, would be very helpful to reach out to @Yonah Weiss - you'll get great education at no cost (don't quote me on that - but he's usually glad to share his expertise). 

.- just to give a sense of what kind of property i'm talking about, let's say the current plan is a 100k property in orlando fl. from what i understand, to pros of owning a condo is that most of the outside repairs are being taken care by the hoa, which means less troubles, downside is of course it will cost me 200-300$ a month (rough estimate, looking at the properties i checked so far) and from what i understand condos appreciation tend to go up less in time.so my questions boils down to the difference in repairs cost:- usually the rule i hear about allocating money to repairs is 1% of the house values. is that value the same for both condos and single family?

They won't usually go over appraisal amount.

[Biggerpockets] is notorious for the no and no money down niche, but you really need to have a good financial runway prior to investing otherwise you will lose your bottom when it goes sideways.Read all the usual books.

They usually stay for 1 to 2 years before moving on.