You may as well go invest in stocks if you want someone else's decision making performance to rule your investments.  

Although, the forum open to anyone who is willing to answer.What if the property is under performing, and I can, within 6 - 12 months, bring it up to speed.

My seller wants to get the property sold and wants to make sure the buyer performs and as has already been said, if the buyer is serious about buying it makes no difference if the put down $500 or $5000.  

Like in any business, gotta find the up and coming super performer.

Income/Loss statements for tax purposes take less than a min at the end of the year provided you have performed your book keeping/accounting correctly.

How about giving him some light tasks to perform on the rentals and gauge how he likes it?

Now, when you say he left this weekend, hopefully, I believe (not a lawyer, no legal advice) that means, however unlikely, that he could still demand access to the unit until lease end date unless you actually perform eviction proceedings, even if he owes you rent.  

Our best performing prospect groups are tax foreclosures, evictions, code violators, and bankruptcy. 

If it looks like others are offering crazy numbers, maybe just let her know that you can't beat the other offers, but if/when the others can't perform, she can call you to get a number that will close.

Mike:CAP rate is really not applicable to residential properties (1-4 units) as they are not valued based upon fiscal performance.