So you're saying the proforma is just essentially a waste of time and that instead of arguing with the seller over numbers, I should just plug in my own best guess numbers?

A number like that means that essential one thing can go wrong per year.  

There is also a spending limit and certain safety guidelines that have to be met for each property.

I get that you would have clients (essentially a book of business) and places under contract that get you a cashflow, but how would selling this business work?

., what factors or metrics are "essential" to making a smart multi-family real estate investment decision?

Note however I had to have the 25% up front, and then essentially got reimbursed those funds at closing.  

So at your offer price, that would be a cap rate around 7.5-8%.With an interest rate of 6.5% on the loan, I don't see much of a safety margin.  

But thats how you get to that safety number where you don't care if your company lets you go or not.  

I am a licensed Houston Realtor and have worked with investors on many of my deals ajd also have family that invest in our areas, and wanted to know the best ways to build professional relationships with Investors.There are many Realtors and Investors that don't work together because essentially we are each other's competition but I do understand that buying/selling for my clients to inhabit the property and buying/ selling for investors for VERY different.

The account number that I give out is essential a "wash account".