For example: We provide tax preparation and advisory services to people who invest in commercial (including multifamily) real estate, and high w2 earners investing in short-term rentals.

Thanks, I'm looking to get into short term or long term rentals for starters.

I searched for properties that stay on the market for a long time.

Long term, your property is going to up in value; likely way up.

It may cash flow for a year or 2 but once things start breaking or something goes south with a tenant or it sits vacant for a few months, all of that previous "cash flow" is wiped out.The business model is a high CapEx / low cash flow business model relative to the value of the assets.Rentals are a great long-term wealth-building vehicle (appreciation, loan pay down, tax benefits, etc).Don’t rely on them to pay for your groceries.Sounds like you have a lot of experience in negative CF, and not in positive CF. 

Being prepared for these hurdles can make all the difference in achieving long-term success.

Long-term fundamentals?

You haven't told us anything about what you plan to do after purchasing the property, so it's not clear how important interest rate is in the long run. 

So long story short I am still hunting down the contract. 

Make sure it explicitly explains the process for termination if you are unhappy with their services, especially if they violate the terms of your agreement.3.