I've chosen one specific domain to play within (MF apts) and 2 main markets, but can't seem to bridge the gaps to close a sale.

REI brings a lot of my skills into play: building construction and maintenance, dealing with people.

When you charge market rent you don't have to play silly bug*er with tenants.

If they continue to refuse I would seek some legal advice from an attorney.  

Your interest rate at 4% is a bit low (I just got an OO at 4.125, investor deals are 4.5+ish) If you run vacany and repairs to 10%, an increase the rate, you are looking at about $600 profit,  or $300 for your investor, or 3.6% which won't fly.Overall, the numbers look marginal, and if you take a unit, you will be paying for that unit, probably around 1500-1700 to make it break even.As an appreciation play, maybe, but you don't specify where the property is, so it's hard to judge.Not saying no, just it looks tough to put together.Just my $0.02Good luck,Jim

Food is always an important thing when I am looking to travel to a new place so  that played a part in the decision making as well. 

I am learning from the best and continue to be blessed with great people in this place.To continue this path of success by building knowledge and wealth I would like to help all the families out there by providing tools that can help everyone save money in energy used on residential and commercial properties.My motto is "Integrity before Growth" in which families are able to save money and help others do it as well.If you would like to know more about it I'll be glad to give you more information.

@Samson Tefera turn it into a rental. hold for X months - to a year . . . sale and 1031.If you are invested cash into the deal you can also refi and use to cash to continue investing while you wait to sell your flip-rental.Best of luck

They countered again at $58 So I walked away and continued looking.

Best wishes as you continue to take your next steps in REI.