The icing on the top of this perfect combo is my better half's business management background.The one thing that I am still a little unclear of if the money portion...

Best if you already know an agent or two who can break the ice with the broker.

For a traditional situation where that is obviously not possible, I think you have to always figure high on your pro forma and then anything you achieve below that vacancy rate is icing on the cake.  

If they appreciate, well that will be the "icing on the cake", an added plus.

The icing on the cake would be if the office had a lot of property investing activities.  

I'd have to go with ham, maple syrup & ice cream.

Depreciation is an icing on a cake type thing and certainly, wouldnt be worth banking on having.

They give you $500,000 in liability because it justifies their ridiculous premiums when we all know the odds of you being successfully sued for $500,000 is equivalent to being struck by lightning twice.

You won't get far asking for money right out of the gate anyway, so this not only makes it easy to approach people, but it also breaks the ice and allows the conversation to work toward borrowing and lending more naturally.  

If you put 20% down you have financial leverage of 5-to-1 on 6% average appreciation, which is 30% return, and that is before considering cash flow which is the "icing on the cake".