I have been provided a Pro Forma from the listing broker, and it appears that there is some room for improvement on the numbers, especially vacancy during the peak season. 

If you do, maybe you could form a deal with them - you rehab the property if they help with the purchase. 

Many times we can pro forma these units to a 10-11 cap which you won't get in the larger markets. 

On the income side a lot of the time they are trying to sell off the Pro Forma numbers and not actuals - I’m using their actuals, and if they are drastically under market I’ll put a slight increase on the actuals.

My best analogy would be Sonic having 168,000 drink options - to accomplish this, they are likely only operating form a handful of products, matched multiple times with other products. 

Do we need to pay now or is there some other page I am missing...thanks in advance and please point me in the right direction...I'm only looking for a basic "offer to Purchase" form...a simple one page form would doBruce

I honestly believe you'll end up with a ton of work just to get negative equity vs. your investment and a breakeven cashflow at best as you're not accounting for a number of major expenses in your pro forma.

My suggestion is always be conservative with your numbers if you are using pro forma.

Hello Jeff form a fellow cape Bretener.

In the worst case, they will give you only a pro-forma (i.e. wishful thinking and lies.)