Being financially independent provides you opportunities to retire or have more time to do things that are important to you while still working at whatever pace you choose.

You might (ask an atty on how to word) for something in the PSA signed by seller stating that the supplied books and PSA contain all the tenant in agreements in effect at closing.Estoppels are usually for commercial properties like retail / office since lenders will ask for those beyond a lease.

By the way these institutional investors will be paying retail for these assets because cash flow is king and the largest payer in the world will be printing loads of money for housing and that player is the US GOVERNMENT!

A license will typically be used for retail residential and commercial but only if your investing in your own market or state. 

FAR 3:1WIth that for 6 units, your max SF is 17,550, which means 2,925-SF/unit, which is HUGE per dwelling unit.Does the zoning allow you to do retail on the bottom to maximize it?

You can always sell on a quitclaim for a less than retail price to an investor who will take the risk that redemption will not occur.

A lot of retail sellers are not happy when they see your middle-man profits.If you plan to do a double-close to keep the numbers hidden from your buyer and seller, you still need to have funds available to purchase on your own in case your buyer doesn't show up for the closing.There is much to be prepared for and to know when wholesaling or assigning! 

During that time, you manage the tenants, collect the rents, and market the bajeebies out of them and sell off 9 unit at closer to retail so you profit enough that you can keep one for yourself. 

@Rachel Meeks My first thought is for you to find more of a local retail type broker. 

Back then it would have been fine to pay retail, likely not so much now.