I could also drop in my projected liquidation proceeds with liquidation date as the last cashflow so that I can have my estimated IRR. It

As landlords getting stiffed on the rent, it's real easy to get made or irritated but swallowing our pride and trying to be accommodating usually turns out to be more profitable.  

I'm conflicted between being glad he was willing to look to see if it was a simple seal he could replace to being irritated because he likely turned a $5 fix into a $180 one.

If he doesn't pay it will come out of his deposit.My mistake was: Engaging in the show down, making the comment about his car as it is irrelevant to the contract and showing that I was irritated, which was his goal.

If they are irritated by the questions, definitely move on.These are the KPI's that any quality turnkey company will measure and track and should be able to give you an accurate and correct answer at any given time.

Also, with VA loans are you not required to live in one of the units which reduces cashflow.As @Mike Dymski pointed out, use IRR. It's

Why flog a dead horse irritating the Realtors and the sellers?

I had to 'check myself' when I was irritated at the 3% (In this case...I understand it would have been at least that if he brought me the buyer)...They all said it was excessive.  

I'm so irritated that I even set up the LLC.  

I admit that I sometimes get irritated when when I receive a lead and then find out it's on the MLS (4-5 properties/leads last week).