You can find people in your area willing to give you money if you have worked the numbers and have not massaged them to fit.  

But despite those numbers, it sounds like you're just trying to force this one to work by massaging it a bit - which is usually an indication that you should move on.

Early on I started out with a 20 unit multiple property C-class seller financed deal and it almost bankrupt me as I didn't do my analysis correctly.It's great that the seller is willing to hold paper but be sure you aren't massaging the numbers to create a better deal than what's really there and be especially certain you have sufficient cash reserves to tackle a project of that size even if it's 100% financed.  

I have two children with special needs and when my wife and I used to rent, even though no pets were not allowed, they would allow us to have a therapeutic pet for my sons.

NEVER AGAIN, but I have learned a lot & massaging them is akin to poking a sleeping dragon.

We are also investigating the potential for having a couple of horses on site for therapeutic purposes as horse therapy has been shown to help with Alzheimer's and healing in general and of course people love horses.  

I'm looking to massage my portfolio of 10 places.

It’s therapeutic to post this out for now, like a bold first step and making a commitment to learn deliberately the right way to do it, and hope that I can look back on this post in a few months or years and see how far I’ve come.

But if an investment requires that you massage the numbers, make assumptions about rent increases, or under-budget the rehab, walk away and wait for the next one.Best of luck!

Massage the question.