Quote from @Richard Bechtol: You can utilize a Land Trust in order to avoid the due on sale clause.Hey Richard, Would you mind offering a little explanation or a resource of where I could go to educate myself?

The receipt is to document that $$$ took place, the signed affidavit articulates what amounts to a verbal contract you entered into regarding special circumstances this month.The way I have to see things in Pennsylvania, if this rental agreement ever falls apart, you'll want to make sure you have the affidavit and the receipt in order in your folder when you go up in front of a judge, and that the affidavit and receipt is clear enough without shorthand or possibly confusing explanations.

In this case, the secret is........and that's my explanation, and I'm sticking to it....and "grumpy"?

Hi natalie i thought that was such a good explanation. 

@Jeff Copeland, thank you for the in depth explanation, makes perfect sense and now I know the importance of the cap rate. 

Your explanation was extremely helpful.  

Your example is a perfect explanation, just because cashflow doubles doesn't mean the cash on cash doubles. 

Thank you everyone for the great advice and explanations!

I’d like to submit a clean analysis to lenders without having the extra explanation of adding rehab to purchase cost on the analysis.

If you make an offer, either verbally or in writing (preferably in writing), and add an explanation of seller benefits, and the seller's not interested, your time is better spent finding another investment opportunity.