The seller has supplied me with a rental agreement but refuses to show me proof of cash flow i.e. bank statements or copies of deposited rent checks.Is this a red flag not to proceed?

Holy smoke! 

Assuming I supply brick.

Mix of 2 and 1 bedrooms with rents ranging from $525-595 currently.Extras:On site laundry - currently has a company supplying the washer/dryer units and giving 20% of the earnings (while the site is paying 100% of the water/disposal).  

The caveat to that is we no longer have the abundant supply of small and medium sized investor distribution access.  

What I learned after having every single power tool stolen from a flip property - the day after a very young team of males installed new HVAC supply lines in the subject property.

I really liked how nice it was and I got to know the neighbors and they're really great too.Purchase price = $31,500Rehab = $6,000 (approximately)Work done:+ Painting all rooms in the house (needed primer to cover ugly colors) + ceilings and trim+ New rainfall tub/shower faucet + plumbing+ New ceramic tile tub surround and tile base around the room+ New toilet+ New glass block window in the bathroom+ New windows in the entire house (except for large picture window), double-pane vinyl windows with tinted UV protection+ Basement laundry tub plumbing repairs+ New water heater+ Drywall replacement in upper bedroom around stairwell+ New outlets and switches in all rooms+ New light fixtures in two rooms+ New kitchen floor (sheet vinyl) also used on back hall and stairs to basement+ Miscellaneous (some new cabinet handles, smoke detectors, CO2 detectors, door knobs, new locks, curtain rods, curtains, light bulbs, grass cutting and gutter cleaning)Rented out at $875/month + utilities.The tenant I have is actually one from one of my other rentals. 

It also does not prevent a landlord from prohibiting the smoking of marijuana on the premises consistent with existing smoke-free statutes and ordinances throughout Illinois.

Phillip:Thankfully, the garburator/garbage disposal is predominately a US affection.Dollars and cents aside, there are many other reasons not to use them:1) they increase the amount of organics that reach the sewage treatment plant which, in turn, increases the plants consumption of oxygen ... which, often results in more active bacterial matter being flushed/released from the system into waterways;2) increase the amount of solid residue which needs to be removed from the treatment plant and disposed (usually in landfills);3) they have been linked with the increase in toxicity of the water supply (this is not a fault of the machine itself, but rather the user); 4) they also tend to increase per-household water consumption.Under sink garbage disposals are no longer permitted in many locations.As a landlord with student rentals, they are simply an invitation for more service calls and higher repair costs.

we have an LLC in Washington State (which doesn't have any income tax--until the nuts in Seattle try once again to make people who work hard "pay their fair share" so the lazy people can smoke weed in Pike Place at lunch time during the week..seriously happened once again today!!!)