I'll PM you with more details on these, what to look for, etc.

If you consult a lawyer, make sure they understand the details of the Soldiers and Sailors Civil Relief Act.

When i published it someone mentioned to me i need to use the % method to quickly analyze a deal, that i am wasting my time imputing all the details in my fancy software....So i am a little lost on what and how this works if someone could explain it to me. 

Always start with high level calcs when evaluating a property and if it makes sense, go deeper into more detailed calcs. 

I will send you the details of the deal once it's under contract.

All the facts about the house should be included in the "Hardship Letter" portion of the Short Sale Package, and should also be detailed with the Appraiser that comes out to value the property.

That job did not included any expensive items like kitchens, roofs, siding, or more than 2 window panes. 

Some more details might make it easier to give you some help. 

You should only ask for the last 12 months that contains all of the income and expenses by the month in detail, not a summary with nothing but totals. 

Here's some backstory before I get to the details - I am in the process of evicting one of the tenants in that 4 unit for multiple lease violations (non-payment of rent, installed a window a/c unit and has not taken it out despite multiple warnings, and has had 2 people living in the unit who are not on the lease for the last 6mo).