So you have to really do your due dilligence, but this is the case with condominiums and coo-ops in general

Although I agree that the price that was quoted by the OP is high, the comments above mine mentioning that ignore the ductwork and return issues involved in splitting a forced air central heating system into per unit heating systems.

Materials were under $100 each and the trencher was $150.Electric I had to have the local electric co-op run set in a new line to supply the two houses. 

I use Mortgage TaxesSewer and WaterTrashHeat/UtilitiesHOACap Ex and Ops (this is the scary one on this deal.

As the OP knows, suffering from mental issues doesn't mean they are incompetent to act, competency is a requirement for a party to contract.

doen with this except to say, buy a LL/T book

They 'misjudged' the cash flow, either over estimating the rental income, under estimating the expenses, forgetting about vacancies or worst of all, getting the tenant from that bad place.As for me, I am retired, so my cash flow is my groceries, utilities, etc....As to the OP questions, Cash flow is NOT the ONLY consideration.

Usually if a buyer is paying all cash they will demand a much lower price versus a financed offer.So holding out for a cash offer you might be disappointed.Aaron - On the payouts of a co-op commission it must vary by region.Most of the brokers/agents in the game for a long time are NOT buyers agents and mainly listers.This means a majority of buyers agents are newbies that on average 85% or more leave the business within a year of starting out.They are also on crappy splits with their brokers.So if there are 8 homes in a subdivision and they are similar in price and a few have co-ops of 3.5 to 4.0 going to the buyers agent you better believe those properties will be shown.The other homes being cheap in co-op may or may not be shown depending on time the buyers have and list pricing.It doesn't mean those properties will get purchased as everything else has to be right price,condition,etc.

Aaron, are you addressing the OP?

Eh, no thanks...As to the OP... what "games" (per your title) are being played?