That's not synonymous with me saying cash flow is not important, it's just not as important.The thesis should be not to look at cash flow only and understand the quality of the property is arguably the most critical element in investing.

Apparently this is a key element that @Chris Mason explained to me ahead of time (HUGE shout-out to Chris who was my Super-Star mortgage broker and consigliere on this deal..more about his efforts below). 

As I've seen before, it was RE Investing 101, and the biggest missing element is MARKETING.

Purchaser has option to pay off after year five (5)A single purchase price and financing term must be elected by both seller and buyer before the LOI is effective; the above terms are customizable to fit the tax and financial desires of the seller. 1)Insurance Documents 2) Environmental Report 3) Property Condition Report 4) Previous Title 5) 5 Year Loss Run Report 6) Rent Delinquency Report 7) Electronic Building Plans (Any) 8) Past 5 Years Major Capx 9) Previous Survey 10) Current Rent Roll 11) 3 Years Trailing P&Ls 12) Property Tax Bill 13) 3 Months Utility Bills 14) List of Personal Property 15) Copies of Service Contracts 16) Access to All Leases Deposit: If there is a balloon payment in year one per the respective price and financing terms, $5,000 initial deposit will be paid to Seller within 3 days of effective date.

By making sure as many elements of the rental are repaired, replaced, or refreshed as you can. 

You solution has 3 elements: speed, cash, and as-is (no need for repairs).  

Drycleaner Environmental Response Trust Fund Act J.

The basic classes cover key elements of entrepreneurship, asset protection and structuring your investing business as well. 

Until you know your mailer is getting every interested prospect, test different offers, headlines, phrases,  images/graphics (if any), envelope size, fonts and other elements of you mailer.

I didn't know there was this whole legal element to it that could back to bite me.