All 3 options are a little convoluted, but pointing out this contingency allows one to make an offer that is most attractive to the seller (say, near their asking price), but makes sure they understand it's all about the REAL numbers that they are going to have to share with us in the near future.

If yes, do you think there is a disadvantage to being attractive?

Also if the tenants need pest control without doing anything irresponsible themselves to attract pests, then it's the landlords responsibility to pay for it.

etc...Assuming it's actually a good deal, I agree with Christi's advice above - you should probably try to take advantage of an FHA loan because 1) you'll meet the requirement many of us don't - you'll be living in the property and 2) the relatively low down payment is attractive for you because you don't have much savings.

I can tell you the MF you describe in town will attract C- tenants at best. 

By the looks of it you keep finding deals that attract you and want to pursue all of them.

What is the attraction to real estate at such low rates of return? 

Any plants growing on your brick and around your foundation can attract and disguise termites as well.

You'll attract unsavory sorts who'll be glad to sell you a dump or help you invest in a less than stellar opportunity.  

I’m just feeling a pull back on the horizon which I just feel have as much free cash possible is advantageous but the idea of avoiding selling costs and letting it pay itself off is attractive to even with minimal cash flow.