The couple makes more money than they ever did farming (OK not a tax break still tres cool). 

One page I highly recommend is Break Into CRE (https://www.youtube.com/@BreakIntoCRE).

For example, if you're offering a 10% annual return, show them how that breaks down over time.

"I understand you have some challenges, but I either need to get paid, or I'm fine with you just breaking the lease and leaving.

The only thing I won't do are repairs that require an actual plumber or electrician.As a landlord here in Binghamton, I know it's hard to find someone to respond to calls or do miscellaneous repairs in a timely manner and without breaking the bank.

Current income has me breaking even. 

Confident the house will appreciate at a nice rate, just want to break even monthly.Thank you for your input!

Spring Break time is our best time but surprisingly July is our second best month.  

You shouldn't need to do a buy down and the break even on a buy down can be 4 years on average.

You need to expect to put 50%+ down to break even on most properties around here though as the average 3 bed 2 bath is going for 1.2-1.3 million right now.