The property is in decent shape but he wanted to wash his hands of it and not have to go through an eviction. 

You should master cold calling if you want to be a deal machine. 

Rents have come up quickly, but there are plenty of class A apartments that are around that price with a ton of amenities like dog washes, business centers, pools, package lockers, dog parks etc...and on site management and maintenance.   

We would like a beach front property (I have learned I want the it factor in a market), but I really don't want to see one be washed away.

I believe this came from Medicare, not wanting an itemized invoice for $$$.I know a couple groups of doc that invest in real estate, and the always invest in specialty things like the $1M magnet in the MRI machine & the imaging center, and surgi-centers, not "generic" office space.

type writer there.. ( a typewriter is this machine that you can actually stick a document in and it prints out letters and numbers) if you make a boo boo there is this thing called white out.anyway.. buyers would show up and he would sell out all 100 properties in a day.. now he would buy the tax sale stuff for 100 to 200 a lot... sell them for 900 to 1900 per parcel.. 

Ryan Dossey makes a good point about letting calls go to answering machine.

Wash with warm soap water, diluted acetic acid, with baking soda, lemon flavor and scrub a few times.

Muffler shops, car washes, Fire work stands, Insurance offices, Medical plazas, daycare buildings, etc. 

I've read quite a few Q&A's here that basically say, "as long as 75% of the rental income will cover the mortgage then it's essentially a 'wash' and should not increase your DTI."