I am sure vast majority of people on BP and life donot want to pay what they donot owe. 

1) you can’t afford to “gift” these strangers $4,000 year. 2) if rent caps kick in you wil be giving them $4,000/year for life.

If it's not cash-flowing, it's not for me at this point and stage of my life.

I hoped bigger pockets could connect me with someone who could help me dive into the real life details without the normal youtube spin trying to sell a book or program.From what I've read flex spacing is a small retail/office space attached to warehouse space that can be separated into different sizes depending on the tenant needs. 

I actually wrote down all the appliances and capex items and amortized it based on the projected life expectancy and it all comes to just over 15%! 

Like everything else in life, it has pros and cons.

The deals I have seen work are larger 4 units $800k+ in class A/B+ areas mainly as those have less competition and atleast my market noth side chicago they still sell at decent real life cap rates.

However I am concerned about getting too burned...I have now had numerous dealing with the sis and I realize she is consumate liar and can't be trusted.thanks all for your quick feedback.would you sell to her and be rid of it - or try to fight those leases and win a sweet 3 family?

I've seen postings on the front door of the property about investors trying to purchase it from the owner numerous times.

There are so many items that you'll find early, easily fix & extend useful life, by just devoting one weekend to several units, instead of letting them becoming major problems with major expense, which is usually when tenant and management notice.