I have had clients in Killeen go in with 0 down and it will cash flow when they leave ( not common) But if you could do 5% and have 3 months reserves I think that would be sufficient.

I think pricing is stuck due to the quantity of paper vs the quality. 

At least here in Oregon, the contingency period is designed to protect prospective buyers and to provide sufficient time to assess both the properties condition and subsequently the terms of acquisition.

Do you or your contractors have sufficient insurance to cover damages to resident property caused by the work?

If so, that is sufficient to end the lease (which doesn't exist) and take possession.

If so disclosure would likely be sufficient. 

So having the seller sign acknowledgement that the loan remains in his name, that he may not be able to obtain financing for a new home purchase, that he will owe money secure by a property he no longer owns, and that the note can be accelerated, should be sufficient to cut off any private lawsuit by the seller and any state initiated action.  

Jut received this response  while applying for lead Clearance rebates in the City of Cleveland.To ensure there are sufficient funds to process applications in the pipeline, we will accept applications until February 3.

Quality over quantity.

BackgroundAge: 35Industry: Aerospace Engineering (W-2 income: $140k/yr)Household:Spouse (34), part-time nurse, stay-at-home momTwo children (4 years, 6 months)Location: High Cost of Living (South Bay, CA)Available Time: ~10–15 hours/weekFunds Available to invest: ~50kObjectivesPrimary Goal:Achieve W-2 income independence within ~15 years.Generate sufficient cash flow in the near term to allow my wife to be work optional.