Something in your P&L can surely be massaged.

Renters insurance 8. car lease 9. cellphone bill 10. haircut + mani +pedi+facial+massage 11. car insurance 12. home HS Internet+ phone 12. business cards 13.

My wife owns her own massage business so W-2's would be out but she can provided tax returns.

Analysis paralysis - don't doubt the numbers, have a strategy if the numbers fit the box pull the trigger - they either do or do not fit your strategy - don't over analyze, if you need to massage something its not your deal it doesn't work - 

Dog valet, dog walkers, massage therapists * purchase good condition fully stabilized assets, might still have room for improvement though* Stabilized assets are usually at or near retail so more worthwhile to hold vs sell immediately * Hold for 5 to 10 years.

I get a massage once a week and a chiropractor adjustment once a month. 

Last thing you want to do is massage debt and LTV to make a cap rate purchase work on a property.I like fixed 10 year debt.

Most of the times, these numbers have been massaged by the seller to make them look good or is other cases are incomplete.

The Lessor shall not lease or sell the units within fifty (50) feet of Lessee's demising wall to the following users(s): a) Bars, taverns, billiard halls; b) Pawn shops; c) Dance studios or Karate studios; d) Beer or wine-making stores; e) Psychological counseling offices/facilities; f) Unemployment or Social Security offices; g) Liquor stores; h) Tattoo shops/body art/piercing tenants; i) Beauty/Hair Salons, Cosmetology Services, or Nail Salons; j) Gun and Weapon shops; k) Smoke/Tobacco or Vapor/E-Cigarette shops; l) Child Care/Children's gymnasium; m) Dry Cleaning Plant facility; n) Veterinarian/Dog Grooming/Animal Boarding; o) Gym/Workout facility; p) Same day cash/loan shops; q) Massage parlors (except for national chains such as Massage Envy and the like); r) Police substations; s) Military recruiting offices; ort) Any other non-professional use similar to those listed above.

But over time you'll learn to massage your standing and stay firm with your decisions.