He has to be comfortable that he CAN sell the property at anywhere close to what he believes it is worth, and that he isn't leaving a lot on the table by seeing if the city bounces back next year.

It may never happen, but happy she's at least supportive of you.BUT have a small table discussion about the quest for financial freedom and that one chart.   

If you partner and/or JV on properties, your (temporary) weaknesses on the credit/financial side may be overcome if you can bring other skills and talents to the table. 

Turning the table, are you on track to meet your 2021 goals?

Managing 9 tenants might be a handful being brand new so a property manager isn't off the table but that would lower the cash flow more than I would like. 

I dont even know where to begin, the 5 minutes at the closing table with the seller was worth the 21k I used for down payment, lets begin ill keep it short.My wife and I are optimistic NEW real-estate investors in Lancaster, PA.

What do you bring to the table?

You can call them what you want but it's still 90% financing and if you make your offer as 80% you're going to get tripped up when you get to the contract which would state you're looking for 80% max in the financing/contingency portion, then later on in the seller's rider where you represent you have the additional 10% cash to bring to the table.

Any wisdom on how to go about this process and not leave any money on the table?

You don't want a hole in your roof or wall if they take out a 3 year old HVAC system; grills, drive up fixtures, tear up the floors taking out fixed tables, etc.Contract period/renewal/rate escalation-   another component for you to check or ask about.Triple NNN- being new, you might make sure you understand this concept and understand what is or isn't covered.