Also I don’t want to lose these 12 units from my portfolio but I don’t have the funds to buy out my other partners. 

Perhaps you could try starting a little under ask depending on the situation (if there aren’t any other offers, sellers are motivated, etc), but if your numbers are correct and there is that much meat on the bone, I wouldn’t lose it over trying to be too greedy on the offer price.

If you lose them it could be some time before filling in 3 spots 2.  

But if they lose their job too then that is a different matter.

Unless this a MASSIVE downsize (like your rental and your new home in 2 years will both be 1/2 the value of your current property this is probably a horrible idea.)If your property in 2 years will be as expensive as your current property this will be a lose lose proposition.

So if you're okay to potentially lose $5k and you think the deal has enough room, I would pull the trigger.It is definitely a challenge finding a GC that will be on budget in Tampa.

If you haven't moved in, you risk losing your deposit. 

It would be a violation of the agreement and could result in losing my privileges to pull credit, screen for criminal and eviction, etc.

Another thought is that you could lose your shirt if the GP fails in their venture or things go sour.

Fix it myself, and lose all that time I could be spending working on the house?