I’m assuming you are seeing potential cash left on the table with this property?

What's the best way to leverage this without putting my cash on the table?

. 😂 Maybe you could be priced 5% under fair market.   10% you leaving too much on the table. 

There is a small backyard with a cemented area where you can set picnic tables, and the cement needs to be replaced.

The property was STILL positive cash flowing by about $400 a month, but I decided to take the 100k off the table.  

Brokerage fees, to my thinking, are not actually a 'closing cost', depending on which side of the table you are on. 

What is he bringing to the table???

IRR sensitivity tables around rents and exit cap rates show that many B and C class properties can absorb a fairly substantial compression of rents and cap rates and still remain profitable.Under that stressed scenario, what's interesting is that the passive investors on deals with preferred returns appear to do fine but the sponsors will not be making much money. 

I wrote out this list of what I can bring to the table and what I need.

Personally, I would create an amortization table and figure out at what interest rates and amortization periods you can handle the debt service.