This is not to say that it couldn't be a money maker for you, but buying a property at a premium valuation that is NOT in premium condition (strong rent roll) is a formula for disaster.  

I currently work a full time job and if there is any one out there to give pointers on real estate investment and how to make renting or leasing properties a full time job I would love to learn. 

There are two types of lawyers. deal killers and deal makers.

As long as you have systems and processes in place it takes almost no time to deal with someone that's late and it can be a money maker. 

Stepping in and deciding that the maker of the display should take a cut so that you can get a cheaper apple is going to cause them both to look at you as someone who does not understand how it all works. 

If institutional, is the lender a local bank where you can negotiate with a decision maker, verses a voice/clerk on the other end of a phone?

"Nice properties", and this one sounds nice (my wife would love a lake house), typically make really bad rentals because the price to rent ratio is out of whack.

Friges are considered similar to a coffee maker or toaster, you unplug them and take them with you.

Negotiate down to $850-$900k, raise rents to market rate, bill back those water bills and you got a money maker.

They are great money makers . ( I was just camping last weekend)