You can even split that into multiple properties if the cashflow numbers make sense.On the smaller factors side - $300 HOA IMO is down the drain which is one of the reasons I like to avoid Condos.

(The seller offers the tenant anywhere from $3k - $5k in cash for keys) This can be factored into the price or negotiated with the seller upfront so it is amicable to both buyer and seller.We cannot bend the 60 day move in rule because it is a HUD/Fannie/Freddie requirement for occupancy post close.

Walking distance isn’t really a factor since most people have cars.

There are loans with the deposits of one bank account for 12 months divided by a factor depending on lender and your other income type.

Keep in mind the title company will need to keep the lights on and stay in business as well.Two key factors in real estate are numbers and relationships. 

I received its financials today and upon looking, it's 12-months performance puts it at 5 cap, and factoring in mortgage puts CF negative. 

Your interest rate will depend on the property, your credit, income, DTI, LTV, basically a bunch of factors.

I did not see an analysis factoring in expenses, did I miss that?

The price for a property that size will vary on various different factors- market, age, condition, how it is currently being operated/income, etc.

I have to admit: the wear and tear on me from being a landlord started to factor in a bad way into my desire to own more units!