A mentor who is doing it for free is getting paid by having his ego massaged.

I guess this is where the 50% rule can give a quick reality check and that ends up about $145 cash flow, but the low cost of entry gives it some credibility.As it stands this looks to be a mediocre deal that needs massaging to make it a worthwhile deal.

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.

Love cooking, going for walks with my dog, living the single life, traveling, a good dry red wine, and face massages.

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

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.

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

But, even assuming it is accurate, your other numbers seem like they've been massaged to make this work, which is never a good first step.

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