All are local except for one is a national brand auto supply store, using this for a warehouse. 

The exception being condos where the common heat was not in our control. 

Basically just putting a step in the middle of a disallowed transaction that is really only there with no actual profit/business/clean motive except tax avoidance...is not valid. 

However a couple larger items that should have been discussed: the pipes would freeze every winter (we've since found a fix), no water shutoff exists in each unit, the well pump has to be turned off and cut water to all 18 units, no pest control was ever done on the property, there was a unit that would take on exceptional water during rain due to improper prep and installation of a new concrete slab.

Quote from @Austin Brummett: I wouldn't do anything right now except continue to save and learn, because you are likely moving soon.Lenders usually want to see two years of employment history, so you won't qualify for a loan any time soon.

It's a small college town, and no competition except from my sister.  

Except for the mental pain losing $10k isn’t THAT much worse than breaking even.

Good morning @Cosmo DePintoHuntsville is an exceptional market where I’ve personally seen investors’ portfolios thrive.

These all require applicants to submit an acceptable Letter of Explanation addressing each specific issue and occurrence.Rental HistoryBecause a current landlord may say anything to get rid of a bad tenant out of desperation, we also require information for the previous landlord of all applicants…Analyze IncomeMany landlords require a month of paystubs from applicants and just use these to calculate a monthly qualifying income…Employment StabilityUnless an applicant has exceptional credit, we strive to determine their stability of employment…AssetsWe are one of the few management companies that requires a bank statement as part of our application process…Letter Of ExplanationAny time there are credit issues or we discover an inconsistency, we require a written letter of explanation (LOX)…UnderwritingTraditionally, landlords have only looked at the income of applicants…ApprovalOnce an applicant is approved, we require a nonrefundable Holding Fee to make sure they are serious…

I'm definitely doing all of this, except the walk-through, only because I'm out of state.