What if they said it nets $5,000 a month but it only brings in $2,000 in rents and if expenses are $3,000/month not $1,000....Not to sound harsh, but how did you even come up with a purchase price and know if this property is worth the investment?

Depending on the size of the business and various other factors such as customer concentration, levels of effectiveness in operating procedures , systems management & employee structure. and lastly the level of motivation to sell. 

As easy as this sounds, it's not simple and usually like pulling teeth.

I did not join but sounds like Brad is teaching what is similar to what Ron Legrand does which is buying sub to or owner finace and then putting lease purchase buyers in place.

It sounds like you have a contractor that either is in over his head (skill wise or help wise) if money is not the issue. 

With that said, I typically try to get at least two trusted sources to check out the house for me, which sounds like you have done. 

This sounds a little weird to me, but after calling a few other insurance companies, it seems the threshold of 10 is fairly common. 

So, taking the money out to deploy it with the goal to make LESSer returns hardly sounds good. 

To effectively plan your investment approach, it is important to educate yourself and prepare financially by attending seminars and webinars.

My goals are long term growth over cashflow (at least breakeven and cashflow would be nice), I would like to buy properties with the intent not to sell, but to scale and continue to acquire more RE, and have the snowball effect pay off down the road in 5-10-15+ years, but again I'm open to all ideas.