Once the seller mentioned that I honestly was stumped and didn’t know how to respond and just told them I will run my numbers again (I didn’t know what to say) and give them a call.

You can safely assume a minimum of 3%, but they honestly can’t (or won’t) tell you.  

I was pretty modest with the expenses honestly. 5% for most categories but I did include 10% for property management.

I do this for most properties I look at honestly.

It's embarrassing honestly.

Open and honest he has a particular method to help you see your profits immediately.

Honestly I have seen several Multi fam investors look more seriously at Mesa because the cash flow but yes like you said the purchase prices have gone up considerably, you really should just focus on building a few great relationships with wholesalers that come across the types of properties your looking for. also Garfield has quite a few multi family properties and the prices on those are pretty low in my opinion, I'm picking up a duplex there this this coming month.

I am honestly amazed at how hard you folks are.  

I love real estate and to be honest, I'm a little attached to this property.

I thank you for your kind and honest response.