To be fair, this is more of a gamble and there are higher risks (but also higher rewards).

At this point, it seems like a gamble to try to predict where the adjustable rate would go.

Since there is no way I can do conventional financing, I joined BP to learn more about creative financing, wholesaling and other types of investing that I can get into with very little cash and or assets.I do have a small amount of cash reserves to work with but absolutely can not gamble with it.

It's a fishy situation because your gambling on the fact that both tenants will maintain their jobs and continue to make the same income.

Sure, if you don't mind gambling with your future.

Otherwise it’s just gambling!

Chalk this one up as a "win" from a knowledge perspective, and move on to better cash flow opportunities (unless I'm missing something on the appreciation side...but I would caution there is a fine line between appreciation investing and gambling!).

A poorly-structured deal with an improper debt structure, not enough reserves raised and adverse market conditions derail the cash, uncontrollable bad debt that sacrifices cash flow with no ability by the sponsor to bridge the gap, uninsured total earthquake loss (or similar uncovered loss), nuclear war, just to name a few.  

If you are Gambling I’m Appreciation, understand that’s not investing but a bi-product of a moving market.

If you don't have at least three at an absolute minimum, you're really gambling with your livelihood.