There is a lot that goes into analyzing a property, and cashflow is just the tip of the iceberg, but if I were basing an offer strictly off of cashflow, I wouldn't offer more than about $450k for this property using conventional financing methods.

@Monica Morff Yep, the fact are spending time “researching” how much money they think you have, tells me they are strictly focusing on in irrelevant issues here.....the signs of someone not experienced in any kind of suits.  

FHA loans in the U.S are less strict and more flexible.

Pay strict attention to how the income is being reported on tax documents such as a K1 etc.

He smoked in the house, which is strictly forbidden and decided it was a good idea to put the butts out on the white vinyl sill. 

Most of our strictly cosmetic renovations are between $4,000-$7,000 per unit...Lilley is a bit bigger and has some nuances due to the age...I think the main issue is the availability of contractors...I have 2 guys we use...and they are at least a month our from being free.

How would I go about this, go directly to a lender and dealing strictly through them?

We have strict rules against parties in our place.

I would add it’s always been there but not in what was previously zoned strictly single family.I may be reaching out to you in the future to hear how it’s going!

Whenever I feel I've lost the ability to be strict with a tenant, I'll outsource rent collection to a third party.