Also, would you suggest only replacing the HVAC on one side?

She offered the deal at 250k and will negotiate but I need to be sure I can find funding before I waist anymore of our time.

A n00b contacted me about the numerous "great deals" he was seeing FSBOs offering on their condos throughout Florida. 

Any suggestions?

I know of several 10-20unit in the Cleveland area that offer great cash flow and a good tenant base.

There are other companies that offer products that would cover all of your properties under one schedule that would operate with one bill.

You can include a marketing clause in the purchase and sale agreement that will give you the rights to promote the property, which is the right way to do it.Unfortunately, memorandums are a necessary tool for our business because we usually work with very distressed property owners who might go for a higher offer even after executing an agreement.

I find that they actually offer more than some other programs at a fraction of the cost. 

@Steve Morris oh and I should add that I did ask my tax guy and he suggested I see what other real estate professionals thought about my question.

Any ideas or suggestions are welcome as well.Best, Steven