But my advice is always to pass on anything that requires that you massage the numbers to make it work.

To me that signals either 1. the sponsor lacks the attention to detail to ensure the document they use to generate investors is error free or 2. they are massaging the numbers/running two models to tell investors what they want to hear. 

@Dylan Vargas - By trade my wife and I work in Physical Therapy.

through text massage, she replied no, and said that I was crazy and started to insult me with all the "f" word.

She needs that shopping therapy to put up with my real estate madness and obsession................ : )

Use what others have said as a base and massage it to where you're comfortable to pull the trigger.

Hair, massage, nails, and a two local bars have their back offices with me.  8 units, all on 3-5 year leases with auto-pay.  

Our first business operates as an Equine Assisted Learning and Therapy center called The Equine Discovery Center, we are one year into that venture.

I have accepted a position for school for Respiratory Therapy at the Mayo Clinic in Rochester, MN where my house is/was for sale.

I am finding investors massaging the debt with short 3 to 5 year loans to make it cash flow.