You may find yourself start to massage the numbers when you want it to work but make sure you stick with your research.

Just a reminder, don't spend too much time convincing a seller, sometimes NO is NO even if you offer them to massage their toes.

Would you agree that it would be smart to start with a template and massage/edit it to fit my market?

Sounds like perfect set up for a massage, sex trafficking business.

But my advice is always to pass on anything that requires that you massage the numbers to make it work.

To me that signals either 1. the sponsor lacks the attention to detail to ensure the document they use to generate investors is error free or 2. they are massaging the numbers/running two models to tell investors what they want to hear. 

through text massage, she replied no, and said that I was crazy and started to insult me with all the "f" word.

Use what others have said as a base and massage it to where you're comfortable to pull the trigger.

Hair, massage, nails, and a two local bars have their back offices with me.  8 units, all on 3-5 year leases with auto-pay.  

I am finding investors massaging the debt with short 3 to 5 year loans to make it cash flow.