@Rhonda Wilson ok i totally understand but like i explained to him, i wouldnt be taking his technically off the market bc he still was shopping around for offers.

If they are floating, the may go up each year which will impact your cash flow.Your best bet is to secure a loan with a term length that is longer than your projected hold period.

Trouble is, I’d bet that the seller has already tried and some or all don’t want to sell.  

He offered to take a half percentage off his fees (4.5% total) if we end up selling to his client.

Once you are out of the bad deal, you can take the cash you do get out of it, and invest in a property that will make money...meaning, you will recover the temporary losses you have now, and start making a profit again.Staying with a bad hand, and continuously "betting on it", will get you out of the game fast. 

If you hold the asset for one year or more, you pay long term capital gains tax, which is most likely 15% (but depends on your total annual income and filing status). 

I totally agree in giving a name or phone number or even some free advice every once in awhile, but what the majority of people are asking for is to basically teach them everything the mentor knows if not just do it for them....all under the guise of "doing my part" and giving back.    

I do manage my own and totally agree with your points.

Argus would be your best bet for software but can be expensive if you don't already have access. 

What is the total cost of the deal?