Start with writing your letter on a blank white sheet of paper.

I have a few possible leads but it's kinda scary to jump in when you don't know your numbers and the market to well.

They are mostly portfolio lenders [they keep their paper in house] and are very easy to work with.I've been using the BRRRR strategy for over 4 years and love it.  

I think the agent simply took market rent, applied them to all units, and used one of the R&M rules to come up with his number2. property manager listed no rent income for 6 months straight and suddenly for the very last month on paper there was an income of about 2800 dollars. this made me doubt if the entire income and expense reporting was accurate3. owner did not provide tax or insurance numbers - the listing agent estimated them...I also heard from the selling agent that one of the bigger units will be vacant from next month, due to eviction of tenants from rent delinquencies The owner is out of state and seems clueless on the operations of this building.

I know that if I reach out to Wells Fargo there is little to no chance of finding anything out so I am looking for a creative way to buy this forgotten property for my client. 

The article includes heat maps and other statistics related to rent/sqft ratios in different rental markets throughout the country.  Who knew North Dakota was such an expensive rental market?  Anyway, thought the arti...

And then of course your debt service if you really want to figure positive monthly cash flow.does it work out on paper?

ALWAYS put everything on paper, even if it's soliciting bids for small projects.

Those returns on paper can look great, but what class of property is it?  

I've had many ups and downs and many times when I wanted to throw in the towel but I've persevered and I've achieved success with many clients.