REI is gritty, you have to role up your sleeves and get into it.

Do not accept just some screwed on screen to cover the holes and all (commonly done by the Critter Fixer co's), but a handy person can replace the wood/siding OR like we do in many places, actually make a metal "sleeve" to fit over the fascia board or areas needed, secure it, caulk/paint back to match and, you can hardly tell it is there! 

Roll your sleeves up and be ready to do some work.

Nevermind the building has only been occupied for 6-months, and current performance is meaningless and should not be used in the same sentence as seasoned.We always request a minimum of 3-years operating financials, rent-roll, vacancy/turnover/bad debt history (3 yrs), a summary of all existing third-party contracts (elevator, snow removal/groundskeeping, etc) and a summary of all recent and near term CAPEx upfront, before we can even entertain the possibility of an LOI.Be prepared to roll up your sleeves and ferret out the truth yourself - as Steve and others indicated, most operational costs can be verified from third parties.  

Do you want to roll up your sleeves rehabbing house constantly or do you want passive income. 

It also sets you apart from the "We Buy Houses" people by saying you have many options up your sleeve.

Roll up your sleeves and find the properties yourself. 

A seller can have a few tricks up the sleeve to avoid the sale, consideration for the option can be an issue if it lacks significance.

Roll up your sleeves and make it happen. 

I suspect you will need a lot more than $20k to start flipping on your own, but may be able to find some experienced flippers that will let you ride shotgun on their deals in exchange for some hard work ... this kind of roll your sleeves up, hands on, local experience is the absolute best way to learn the business IMHO.