If the “all water off for 10 minutes” plan is unworkable. 

And don’t underestimate the power of direct outreach; some sellers may be more flexible if you present a clear, structured plan for partnership or financing.

If I were new and to join something like this  it would be a part of my plan, not all of my plan.This is impressive as I know your not easily impressed..    

Do you plan to scale this year and if so what type of properties will you be targeting?

You don't need 20% down.Sounds like a great plan.

I and my spouse are planning on buying a small multifamily and house hack.

However, some investors don't mind this strategy if they prefer not to put a lot of liquid in up front and plan to refi out within a few years of closing (which seems to be a great option with the talks of the FED reducing interest rates this year).It really comes down to investing in a growing market, in a good neighborhood & building a great team to support you.

If a tenant is breaking clauses in your lease at minimum I would have stated that in the letter, given ___ days to make the correction, or plan to move out of my property at ___ date.

Whether it's through sustainable practices, adaptive reuse, or innovative space planning, the possibilities are endless. 

Didn't she have a plan when she bought it?