Wow, I'm just standing here amazed at how a simple question could turn into a giant conundrum.  

@Juan Rodriguez - re: software to do calculations...The math isn't the hard part - it's pretty simple actually.

If you get a deal on paper, ask to do a estoppel agreement between you and the current tenants to know what they have agreed, what the landlord has promised and may not have delivered or things not in writing.

You make a great point, you want to continue investing in RE but find yourself overwhelmed with your current work, Turnkey is an excellent avenue to continue building your wealth using RE - checkout this guide : A Simple Guide for Buying Out of State TurnkeyMuch Luck & Welcome!

When you're dealing with a traditional agent/seller situation, verbal offers can go a long way before ink and paper have to be involved.  

However, I would suggest keeping it simple the first go around.

my fiance and i are in the process of buying our first home, fha, we put an offer in on feb 14 signed the contact on the 15, closing date is march 31, we signed all our loan paper feb 22, his score is 747 mine 654, i have a few derogotory(1085$) accounts on my credit from 2010 so the lo requested a letter of explanation but said it isnt an issue(im getting them taken care of) our combined income is $68,716 on the low end (they are averaging 30hours/week for me, im a nurse and work 36 but apparently they are only using 30?)

I have two exterior walls that need insulation. one particular wall has just the studs and the bricks behind them, so no way of putting sheeting/tar paper/vapor barrier, etc.so, i am thinking of just putting sprayfoam.is there a place online where i can buy supplies so that my contractor can do it? 

@Terry Mason I will look into it but I doubt its that cheap here in New York or not simple lol thanks.

Simple they purchased any properties from $32k to $35k.