As for income verification, I require the applicants two most recent paystubs and if self employed I need their most recent tax return.

We currently have 10 single family properties in the best school districts and we self manage.

And never being “at risk” is it even sufficient to legally bind a seller?  

I do see lots of self storage and warehouses going up, so my default assumption would be that the old shopping malls do NOT trade for less than build cost, but it's possible that the marketplace is not perfectly efficient. 

If the appraisal came in at the price what was not sufficient for them?

People who are involved in anything tend to have an overinflated sense of self, ego and importance.

I don't have that much self aggrandizement to think my opinion is helpful about things that I am not an expert at.

I've self managed in the past but managing other people's properties is new.

I am a self employed residential general contractor.

Is there sufficient confidence in tokens?