So she stepped into a fully functional office/ patient base and my purchase included all the equipment fixtures everything which of course gave me substantial accelerated tax bene's.. its a NN lease so I only am responsible for the roof and exterior ( roof  was 5 years old and with no hail in this area it will last long time).

You kill two birds with one stone by giving yourself a roof over your head and an investment property at the same time. 

I love electronic payment for the hands off aspect.

She only did maintenance, but did replace the roof and AC condenser after the fires in 2016 (insurance paid).

You should also set aside money as a reserve for vacancies, turnover costs, bad renters, or capital expenditures (roof, flooring, and other big expenses).

I am not too worried about the basic lipstick rehabbing but I will definitely need to hire contractors for the more complicated repairs: plumbing, electric, roofing etc. 

Happy to connect on the financing aspect!

We thankfully wouldn't be contracting out much but roofs and electrical.

So I’m fairly new to the idea, but understand the approach, and negotiation aspect of seller finance.

FL has hands down the WORST cost's and process's for roof replacements I have every experienced.