And the improvements brought the value up to $100k.

I brought my interest of the property to my RE Agent.

Sounds like that is the label they used to refer to their commission on the sale if they brought you and the seller together. 

I have recently started doing research on how to get involved with real estate investing and brought up the idea to my girlfriend. 

Oh, This deal brought to me by a friend. 

Im also a single mom with two kids, make decent money and have just brought my 1st investment property last week.

There was also a building permit application for the truss work, but the inspector was never brought back to inspect once the job was complete.

They have been successful thus far, however I have been looking to accelerate my growth by focusing my efforts on larger multi family properties.My agent brought the following property to me as a value add deal - I've been trying to run the numbers, however I'm not sure if there is something I am either missing, or maybe I am correct and this deal just doesn't work.8 unitsAsking: $850kGross Income: $97kNOI: $52kCap Rate: ~6%I believe that after updating kitchens / bath / flooring (assuming $12-14k per unit, at total of $100k), we can raise rents for a projected rent roll of $113k, resulting in an NOI of $69k (assuming expenses don't increase). 

Most likely the state where the property is located is where lawsuits would be brought if they are something for personal injury like a trip and fall or something of that nature because the “cause of action” arose in that state.

I brought to his attention that he will certainly need to get approvals and permits to be allowed to even place the home on the lot.