Sellers and brokers want to see short due diligence times, substantial deposits up front and perhaps an additional deposit at conclusion of due diligence.  

A good real estate agent who works exclusively (or almost exclusively) with investors and is not squeamish about presenting "investor" offers, which may range from all cash to very creative :-)2.

HOWEVER There is a small tax payer exclusion that allows deduction of up to $25,000 annually of losses if you're under a certain AGI. 

These were both first position loans on paid for properties and we were using those funds for down payments on additional places.

In addition previous owners will never give up their personal attachment to the home and will make for a very difficult landlord/tenant relationship.

If I did only do 5% down or even 10% down when I purchase the home will a lender require any additional funds when I refinance or do they only look at what I owe on the home and what the appraisal value is?

I have a no pets policy but I'm sure the day is coming when a tenant will appear with a emotional support pony or some such....We are in NH and I seem to remember that, if a rental is a primary residence, the owner has some additional flexibility in the law.Thanks for your insight.Signed - Landlord newbie

The seller could get additional mtg.s, liens, judgments against the property and not be able to give clear title. 

I work a full time job in addition to my property management and I need to tighten up my management.Could anyone suggest some software that could help me do all the things a landlord does (inspections, receipts, finances) but keeping it  in one, tidy place?

This will allow for greater cash flow while only tying up the down payment -- you can use any other money for additional cash flowing properties keeping diversity of occupancy to mitigate risks.