If they're all on-time, paying tenants that have kept their units in good condition, there is no reason to upset any of them more than you have to.

They're paying $650, market rent is $800-900, which I was OK with due to them keeping the apartment in great condition and appearing to be good tenants.

@Daniel Smyth there is actually another unit on the same line on a different floor in the same high rise for rent available now, not the same condition, but the current tenant is not willing to move out and i don't think it is a question of availability with her. 

With that said, cash is the more common first step because many properties with the most BRRRR potential are not in good enough condition for a bank to approve a traditional mortgage on in the first place.

I doubt the condition of the home would allow us to get much more than 170k but not sure what to expect in this market.

You will likely spend less time analyzing deals going forward.I don't know how much time you are putting into your W-2 job, but if you are putting in that many hours that you don't have the time to take care of your own financial freedom, you may be with the wrong employer or wrong industry.With that said, you may want to consider these options if you truly don't have the time1) Work with a vetted syndicator2) Pick a market and work with a turnkey provider3) Buy a house that is in turn-key condition and have a property management company manage the property.Best of luck!

The question I have is they left the unit in very good condition. 

Maybe you want a different split or a different set of business conditions. 

You can make minor adjustments based on the type of appliances (dishwasher, clothes washer and dryer, air conditioning, etc.) and the size of the rental.

Tim,Insurance Carriers will often limit coverage or not offer to renew coverage if they think that a claim or condition could signal a higher probability of a future loss.