However, she did warn me about some flaws.

Why not try to uncover deals yourself for max profit?

Flaws in my plan?

Fixing the leaks will be relatively straightforward (replace vanity and kitchen faucet) as the inspection did not uncover major damage from the leaks in the crawl space, however this needs to be addressed.

In your experience, is it more successful to point out all the houses flaws to justify a lower offer, or simply sympathize with the sellers situation and leave the house flaws out of it?

We will implement a simple business plan that address' major capex flaw that has caused a poor tenant base.

DIY Choose your market Use an excellent property manager Choose the right property - depends if it is the right location Talk to local investors to get a feel for the market2.) long distancepartner "boots on the ground" Can bring many challenges with it Go on bigger pockets forums a lot to minimize riskTurnkey Buying an investment that is remodeled with tenant in place and property management company in placeBenefits: service ata distance, market insight, professional staff, marketing machine, managementexperience, simplicity.Downside: financial,analytical, ethicalCh. 7 Types of Rental PropertiesSingle-family homesPros: plentiful, strong exit strategy, involves fewer bills, easy to finance, easier to manage, more stable tenants, better appreciation, less expensive to buy, Cons: high cost per unit, slower to scale, limited loans, expensive rehabs, more competition Multifamily Real estatePros: more cash flow possibilities, one loan and multiple units, one insurance policy, math over emotion, business not a hobby, income valuations - based on ROI they give the owners, less competition from homeowners that jack up the priceCons: More expensive, more management intensive, more savvy competition, more complicated, fewer to choose from, government regulationsCondosShort for condominiums Each unit is individually owned by a person HOA feestownhomesLess apartment feel Usually share a wall with the other unit Still have HOAsREOs/Foreclosures - "real estate owned" Usually something distressed about the property - investors need to see past the superficial flaws Banks are numbers-driven, not emotionalFixer-Uppers - a property that needs significant or minor rehab donePros: less competition, forced appreciation, potentially more cash flow, unique financing optionsCons: hidden expenses, stressful, more out of pocket costsQuestions you should ask yourself: How bad is it?

I feel like I am running these numbers very conservatively but wanted to see what people think about the numbers below 215k purchase price15% down 1436 piti2400 rent (>1%)5 vacancy 10 pm5000 year reserves2800 year maintI’m very close to positive cash flow on this but I wanted to see if this is just a deal that needs some massaging or if there is a flaw in the way it’s calculated.

Too many times landlords/owners made poor choice or uninformed choice and then decide through flawed logic to blame it on "the area" or a "section 8 tenant". 

It’s a brand new one read more here: https://www.dailybreeze.com/2020/02/16/the-many-flaws-of-prop-13-the-2020-impostor/amp/.