@Megan Stone good to hear this attorney offering you excellent advice even though it isn't in their 'best interest'.I've always established my commercial RE LLCs in the state of the asset.  

Sellers did share numbers but they just lived there so doesn’t do much with collecting rent numbers. and agent is asking for numbers from OTHER UNITS because the one I have an offer on was personally occupied.do you have some to share? 

.) - Many residential lenders now offer 'business loans' or DSCR (debt service coverage ratio loans) from 5-8-10 units.

It is an extremely expensive lesson.

As of November 2023, Fannie Mae offers a great 5% down conventional loan on multi-families.

Going off market there is a lot of offerings that are not better than the MLS listings, there is often risk items, and they virtually always require work. 

I just recently partnered with a lender who has agreed (after much convincing on my part) to offer 100% financing to wholesalers to be able to close on their deals.

You don't need to "soften the blow" by offering them more free utilities.

It’s important to carefully analyze the numbers to ensure you’re getting a good return on investment.Appreciation: Tallahassee has seen steady appreciation, but it's not as fast-growing as some other Florida markets like Tampa or Orlando.Alternatives NearbyIf you’re finding Tallahassee a bit pricey, consider looking at other nearby markets that might offer better value:Alabama: Cities like Birmingham and Huntsville are close by and can offer more affordable purchase prices with strong rental demand and high ROI potential.

Most tenants take me up on the offer and I would much rather pay a few dollars extra per year per tenant than have a tenant at risk of death - especially carbon monoxide poisoning.