I would do a back of the napkin check of this by:Googling the name of the apartment complex and checking google reviews, as well as sifting through pictures to see if there was a very clear and present “value add” to be had.Skip tracing the LLC’s that owned these buildings to identify whether it was a viable target (REITs generally aren’t worth the call).Skip tracing the owners of the LLC and exhausting all resources to contact them.

I\'m very good at numbers, but I don't literally enjoy looking at them and basically prefer to "wing it" or usually kind of operate with "napkin analysis\" in a particularly big way.

Ryan Carr has a really simple method that he's shown on FB and Instagram called napkin numbers, super basic but it really dials it down.

The Other tenant is not in town for 3weeks and i probably can assume that property is contaminated with sanitary waste even though the tenant;s sister said there was just some dampness, but i will have a clear picture when the actual tenant returns. 

Also at this point, with no engineer input, you could estimate the linear feet of waterline & sanitary sewer to equal that of the road

Eviction process for non payment2. 30 day notice due to breaking the (now M2M) lease due to sanitary issues3. 90 day notice no cause (not a good option).4. 30 day notice upon signing of a purchase agreement with a potential buyer (unlikely in current state)#2 seems like the best bet but I would love advice before I take action, especially since he is a real estate attorney (again - kicking myself).Thanks so much!

Back of the napkin, the answer to your question should be a yes if you're getting some type of conventional money for multifamily, but the real answer is 'it depends.' 

You can use the back of a napkin if you want as long as it is written, signed by all parties, and valuable consideration is given, The more professional would be to contact an attorney.

You'll soon get good enough to do a "napkin analysis" in your head and filter out properties that definitely won't work while spotting potential deals more quickly.

@Alexander Glasser the quick back of the napkin math is lot rent times 12 months, times the number of lots, minus the expenses, which will give you the NOI.