It's an extremely clear lease clause, tenant gets discount based on painting of rooms landlord chooses.

*Did not pay for the training* It appears to be a method to lend wholesalers earnest money and make supposedly extremely high returns.

For the few that understand this niche it can be extremely lucrative.Takes less money, less time and hassle, and there’s little competition.

I would also tell you to be extremely careful when doing contracts with builders. 

But after getting to a certain point in the process (keep in mind I haven't closed yet) I am left feeling extremely nervous with what the future holds on this property as far as some things go.

If you can buy something habitable, and rehab it over time while you live there, that could be a home run of an investment when you look at your return on investment, especially if you house hack.Sure you may leave cash in the deal, but if you buy right, it could still be an extremely profitable and low-barrier to entry way to get into real estate.

If that's not the monthly income, you are arriving at your cap rate by using incorrect expense ratios/expense figures and/or the property benefits from an extremely favorable tax abatement which skews the operating costs.

If you're not already extremely well connected, buy some index funds (or the next Nvidia - maybe the current Nvidia still? 

@Kieron Osullivan That was EXTREMELY helpful, thank you so much.

We have a savings account where we split up into different buckets (from our w2 and passive income) and one bucket is for real estate and when we have enough to acquire another asset we will consider it.I am not a fan of borrowing 100% of the transaction costs including closing costs as it will be extremely difficult to make money many times on those types of deals.