I will then make the offer It will get accepted, I will get a contract, one page AS IS, It will go to title, they will send me the HUD, we close about 10 days or less. 

Check out this recent rental report from Zumper ranking cities in the US with the highest rents. https://www.zumper.com/blog/rental-price-data/ Welcome to BP - do you work exclusively with investors as a broker or is it just a good portion of your clientele?  

And people are accepting of the fact that your a 4-profit and not a charity, that we can't get into something at a loss or net-0. 

So every couple of years we get to the point where we can’t accept the PM company’s performance and we have to look for a new PM and hope we find a unicorn. 

For this deal to work under those conditions, the purchase price would need to be closer to $179k.With your original assumptions 249k, the deal is marginally acceptable but not great, given the negative cash flow in the early years.

yes create the addendum but realize the tenant who has been paying could ask to be reimbursed for these costs as well as not accept the addendum.

You will want to consult with a lawyer.In regards to your last two questions here's some background on what makes a contract valid and enforceable:Offer: A promise to do or not do something within a certain time period Acceptance: A clear and direct statement that all terms and responsibilities are accepted Consideration: A legal and adequate inducement given in exchange for the promise Capacity: The parties to the contract must have the legal capacity and competency to contract Awareness: A party must be aware of the contract Legality: The contract must be legal in the jurisdiction it will be operating in***Not legal advice*** Steps I would take: -Review contract in detail to understand each counterparties responsibilities (if you are not aware)- Email a copy of the lease to each of the tenants listed on the lease and reiterate lease expectations for termination notice, rent payment etc. - If the lease was signed via Docusign (other esign may have same ability) - you can go to the envelope, go to history and view the IP addresses for each action taken.

I am starting to think it is such a low number that the owner will never accept. 

Hiring unlicensed and uninsured contractors is considered  an exclusion under most property insurance policies, meaning you could be giving up that benefit as well.

So, I called my coach and he got super defensive and was threatening that he was recording the call and was going to send his lawyers after me if I involved his name.It just seems like it’s been one thing after the next, I recently spoke with another group of students that had an accepted offer and Ryan and Tyler and their partners backed out on that deal as well possibly ruining a broker relationship for their students.