As a general strategy, is it poor form to throw in a low ball offer or place an offer with the intention of finding something wrong that will allow you to retrade the deal (i know this is questionable)?

The tenant's 3-year-old managed to shove a bunch of balls and 20 rocks down the ventilation pipe.

A real business that has a lot on the ball.

Several folks recommended the American Standard Champion 4 toilet - the one that "flushes golf balls."

So if you expect that to continue, on a combined property value of $925k that would be $51k per year in appreciation gains, for an overall return of (0+51)/500 = 10.2% per year.That's not a bad return, but it is 100% dependent on the rate of appreciation, and my crystal ball is pretty fuzzy as to what that's going to look like in the next 5-10 years.

It will help you track things more clearly and you'll be ahead of the ball come tax time. 

I don't have a crystal ball to give you a timeframe on any of this but take it from somebody that's lived a lot more life than you.

Cash flow is also profit, but tangible profit....and, it the property didn't recover, which profile would you rather be in:A)  Financed with only 20% down (own money), and only have to recover the down payment to break even (since the tenant(s) are paying the mortgage for you)B)  All 100 % cash/equity, and have to recover ALL of your "purchased" equity before you start making a profit.

I can take a simple expense ratio and cap rate to get to a ball park value from the GSR in about 45 sec with my phone.

Any advice to break through and get the ball rolling?