That's not including the unit that her boyfriend would be occupying (and any cash he might be contributing to the place on his end) or the store front.

I’m curious do you allow your tenant to pay in cash?  

It is cash flowing a couple hundred bucks every month (so rent > mortgage).

Are you looking for more cash flow or appreciation?

We were saved because it was a high cost area where improvements add a lot of value. 

If you look for something higher that the $200k, you would have to come up with some cash out of pocket.

Safe means after you have conservatively underwritten the deal including maintenance, property management, vacancy, etc it still has positive cash flow.

If I can just save one person from falling for his predatory tactics it'll all be worth it.I also walked away from the deal I mentioned above and told them to keep their $, I don't want it anymore so they understand this is more about justice.

All of their college costs are saved for. 

Cash on cash is low, the irr is higher, and the car rate looks decent.