"Guaranteed" income.

If you have the money to do a bigger deal on your own (50+ units) and not enough experience for the to buy and manage, guaranteed you will crash and burn and your equity will evaporate.

Guaranteed money AND not subject to rent control,....  

That’s not a guarantee, but it is your best bet.So why are you having trouble turning leads into deals?

I know if defaults that I'm on the loans as well, but I know he has the money and saw what he has and has guaranteed me he's got all the payments. 

I would agree to this only because you appear to be above market and they are worthwhile tenants.Do not offer a multi year lease it is no guarantee they will stay. 

A market with increasing prices is not a guarantee that you’ll make profit when you exit, but it’s a safer market to be in when you buy.Where to find information?

It's not a guarantee of problems but there is a very, very high risk of ruining relationships and it's not worth it.Mixing business with a lover is probably the dumbest of the three.

There is also no guarantee That the property will sell within a 30 or even 60 day timeframe.My advice to you is to run with a Turnkey RE Strategy and get familiar with dealing with the banks agents closing attorneys, Property managers and insurance companies in the RE investment industry.

$8,000My question is based on these numbers, if I could guarantee a done deal at 35k, am I crazy for allowing a little time to play out with a 30k offer that may or may not be accepted or countered (this is a bank owned property)If you read this far THANK YOU!!