From my research and speaking with other investors who have done this, an attorney should be involved to form a JV or partnership of sort.

Lastly, pay attention to cost when looking at the pro-forma.

You need to pro forma the tax situation before you even buy.  

Really hard to know what's wrong with the numbers without seeing a standard pro forma laid out.

Once I get my business flowing enough I will use them to form a holding company, right now I am only using an LLC. 

I tried explaining that the purpose of my question is to get pro forma numbers/estimates of what I should expect from a 3-unit property in Malden/ Winthrop.  

Yes, I want to use the form as an investor with the seller (FSBO).

It is more important for the long term to form a partnership with a solid quality contractors. 

In your scenario @Michael Fanoni, you are/were NOT a contractor, you are simply a broker of tradesperson, someone that knows someone who does the trade, and then simply performed an Unlicensed Activity, you were not in any shape or form a contractor. 

In my area, local banks are hungry for small apartment deals and they'll be happy to work with you if you have a decent deal.I'm a bit late to this but if you take a pro forma of the 6 unit to a lender I'm sure they'd give you a pre-approval letter.I've also never been asked for that though unless the seller was a large bank/ government agency.