Cashflow is "great" but it's an older building with a lower-class tenant so cap ex will sneak up on some time. 

I haven’t sold mine yet because I successfully sold a few certificates this year to family, but when I was doing my research during a divorce settlement I would have to pay an attorney to draft the quitclaim deed to my name to take my ex off the title.

Once you have the sign up the tow company will tow it to their lot and the ex-tenant would have to pay to get it out.

I have seen some turned into jewelry stores, camera display store, restaurant speakeasy type thing, Fed Ex shipping type place, etc. 

Is there a spouse or ex-spouse involved?

A roof or major mechanical replacement is not all the sudden less because the property costs less, so the % marker gets majorly skewed.When you inspect the actual property you will have a better idea of what to have set aside for Cap Ex and other reserves like repairs and vacancy.  

After negotiations, the seller just submitted his final over.Heres the deal:$154,900 purchase price and seller agreed to cover all closing costs.Monthly expensesMortgage: $840Taxes: $50Insurance: $225Flood insurance: $60Vacancy of 5%: $107Cap Ex: $172Total monthly expenses: $1454All 4 units generate $21503 units rented out with me in the 4th generate $16251st year cashflow: $171/monthAfter I move out and can rent out the 4th unit cashflow: $696/monthWhat do you guys think?

I also do my payment "schedule" not based time, but based on completion benchmarks. ex: Here is 'week one' work.

cap ex etc?

., replacing parts to maintain value.There is *cap ex* (capital expenditures) to make improvements.