I pay the $1500 in repairs to the community well so my tenants have water.

Discount points should be separate. 7 1/2 paying one point with less than $2,000 in fees in pretty much spot on, assuming high fico and 75% LTV.

In this case you own.2. subject has a loan or mortgages and intends not to pay them off, but wrap you around and not transfer the deed or title to you where you make payments to owner and they pay the bank(s).

I don't want to pay the general contractor's premium.

For instance, if a homeowner doesn’t have the ability to pay for a home, they also lack the funds for necessary maintenance.

If I am an out of state investor, who is not familiar with a "good neighborhood" vs a "headache" neighborhood, where should I be focusing my search?

More about this in IRS 523Even if you qualify to exclude part of the cap gain under Sec 121 you are still required to pay Depreciation Recapture on sale (not the case with 1031 Exchange)1031 ExchangeOnly rentals are eligible for a 1031 Exchange - this is good news for you.

I usually ding their credit but thats about it and move on because I don't want to pay any lawyer fees. 

The STR will pay out the first rental payment in January, so I have no idea how that one is performing. 

Have any of you ever had a tenant offer to pay you 12 months upfront?