For example a seller could sell you on a 7.8 cap on their books today but lease was created during a higher market period.

When you get your topic nailed down I'd be happy to give a little guidance if you need it, but no, I'm not doing it for you.... 

If you get your property analysis skills nailed down and ensure you have good deals, you shouldn't have to look very hard for buyers. 

@Jeff Berry  You pretty much hit the nail on the head.  

For example, a couple small nicks or nail holes in the wall would be "normal wear and tear" that you generally shouldn't be charged for. 

Regardless if it is cash or financing, any money you will put down will likely require a proof of funds to the seller.In the LOI, you don't have to include that, but be prepared to proof up once you have the terms nailed down and seller is ready to go forward to a purchase and sales agreement.There are investors and hedge funds that come in with all cash for 200+ unit buildings so don't think all cash does not happen on large units.

If the marks are massive crayon drawings from a child or there are significant holes (more than just a few nail holes for pictures), for example, that's not normal wear and tear.Have you read the CA landlord tenant handbook from the Dept of Consumer Affairs?

You hit the nail right on the head!

My shed probably has about 150 rusty nails protruding from the roof down into the storage area.

I won in the end but it still costs money to win, and she did inspire me to also become a lawyer so I could nail more dishonest scumbags like her, but a lawyer would have had this recorded properly at the outset.