What lists are you targeting plays a large roll also.  

Just have to roll with the punches.

They have said to send over a competitive LOI and they'd consider it (on tax rolls for ~80k, small rural town). 

A wall that is on the face of the building higher than the roof and the roof comes up and rolls up the wall aways And is sealed there. 

It's pretty typical to get an income statement and rent roll before a walkthrough and before signing a contract (there's many times that you'll also get a capital improvements summary too), but it's not as typical to get the other items prior to contract execution.Depending on how small the property is, you might be able to push for more of these items on the front end if you're dealing with a "mom and pop" owner. 

From there, I was able to keep rolling my funds back into projects and keep increasing the margins. 

I don't want to leave a lot of money on the table, but I also don't want to still be holding this when Winter rolls around.

I also found a WLB lease agreement in the back of my filing cabinet and I am using that to get the individual room leasing rolling ASAP.  

@Andrew MontgomeryNot sure if you can access some of your 401k and roll it into a self directed IRA to start  investing as a passive investor in someone else's deal, to learn while you earn.You are looking at it linearly.

Let the old lease roll over month to month.