Plus, now that you know about the leak, you would have to disclose it on the seller's disclosure, not to mention the discount you'll have to give to sell it.Why did it take 3 days to get the furnace fixed, you may want to give them a small discount for the delay. 

To minimize expenses I am doing light jobs at the property.

Is this intentional, in order to minimize your P&I for cash-flow purposes? 

Now if you have a light drenched place that is perfectly designed, I think the required manipulations to the pics is minimized so the risk is much smaller.

At this specific point in my life, I'm looking for deals that I can get with minimal money down and not using conventional financing. 

However, it is not wrong to buy properties with minimal or no cash flow - as long as you're mostly after appreciation.

If the trend continues then you can have tremendous ROI in the long run meanwhile the minimal cashflow keep the property improving with forced appreciation through renovation and raising rents that may be under market value.

They spent minimal time putting in some of the specifics of my property but they may try to charge me for their time if I reject the lease.

@Chanakya J.A seasoning period of 6 months will avoid the restrictions of your initial investment maximum - which is a Fannie Mae guideline (under delayed financing)How is the property zoned?

It happens all the time for whatever reason and whoever is at fault; closings get delayed.