There was a smaller house I looked at buying once that reeked and I toyed with the idea of painting and just renting it out smelling like smoke with it being a smoking unit.  

It looks like you may want to laser in on your numbers some for accuracy. 

@Toye AdeyemoMy contract explicitly defines normal closing costs as section 1100 of the HUD form.

Ensure you aren't going to broad in what you're looking for and get laser focused on what you want.

Renters left house in awful condition with **** on the floor and sex toys lying around.

@Courtney Duong Basically you are saying, "I will pay x price for this home, but if the seller receives another offer that's higher than mine, I'm willing to increase my offer to y price." 

I've toyed w/ this idea (namely me and my husband were thinking there's likely some hotel to buy due to COVID) where you could do something like this.

That is something I am working on as well as someone who has started his own business and feel very confident I can problem solve I find it tough to pass on things like real estate investing and deal finding but often times that laser focus by focusing on your business can make everything else grow tremendously by allowing others to fuel their fire by working for you in what they do best.

I made a toy model for NNN assets that lays out some super basic parameters in order to get a feeling for what assumptions you'd need to make to get you your 8.5%+ returns. 

OR would people powered toys suffice?