Some hiccups along the way were, after contract was signed the seller did not send any diligence documents for 21 days.

Otherwise, if you have a hiccup in cash flow for whatever reason (downturn, roof replacement, a few lease breaks, couple of HVAC units crap out, etc.) you can't maintain the property and end up in a downward spiral. 

This option allows you to invest along side accredited investors.

It is more work to run a full up IRR analysis, but analysis metrics should not be ranked by convenience but effectiveness, and be considered along side other metrics and market comparibles rather than existing in a vacuum. 

Get the approval in writing as well as timelines and amounts to make sure there are no hiccups, and you should be able to treat it like cash.

That is the only hiccup I'm having as all the other pieces are in place.

When I called some tank removal companies for rates, I was told that samples taken from alongside the tank would only result in about 75% accuracy. 

I understand what you're saying but as a business owner I am in the gas business that isn't s business that has hiccups really it's pretty consistent cash flows and as I stated I'm valuing my businesses at $0 on my balance sheet which  is really silly bc I'd say those are worth $3-4m in a sale that's why I'm trying to see how to creatively finance this place bc it's a very good deal and just need a little remodel and will be worth 30-50% more easily,I can handle it financially even if it is not rented but it seems convincing my own bank of that isn't tough even though they handle my deposits

We are in the midst of choosing a state for our next investment and have rented a SFH for almost 30 years and another in FL for 3 years with barely a hiccup.

My real estate portfolio is growing and as it does I'm having trouble continuing the BRRRR strategy. I have a 9-5 job,  no debt, other than the properties I've BRRRR'd and refinanced, thus picking up a loan in the end...