I'm not concerned about the companies being able to pay as they are very large and profitable. 

Obviously that's not something I'm thinking strongly about right now, but that could take place eventually.To add to this, neither of us plan to see a whole lot of personal income from this for a little while because we'd prefer to put all profit back into the company to expand faster.

But you have a point, I know this won't be the smoking deal I'm looking for, but it has everything I want, I guess I could of shortened the post by asking is buying a property at the 1% margin a good first deal or not? 

One noise complaint from a neighbor and you can lose the income.I feel the same about air bnb, make sure you are ok with the rental by itself as a long term rental, in case any income you get from an adu or air bnb goes away with a city ordinance.Sounds like a marginal deal without, and a nice kicker for upside if you include it.We would probably do the deal if it was currently allowed by the city, especially if it was in a growing area metro area

My goal is to buy 5 more rental properties this year and I plan to do so with the BRRRR strategy and when possible, buying turnkey properties with accumulated cash flow from my current rentals and profit from flipped properties. 

However, you need to consider that over time taxes and insurance do go up, so if the margins are very thin in its present state with limited expected rental growth it might not be a viable deal. 

@Jonathan Taylor Smith - this is one of the things that confuses me- how do you make a profit if the seller owes more than it’s worth?

HOWEVER; they cannot obtain financing (it's a non profit and they don't have ability right now to finance) They want me to keep in my name and they will make payments for the next year, and do all maintenance, etc.

It has a $16.90 Cash on Cash return and could increase my cash flow $373 on the conservative side.My question is, how do I split the profits with a private lender?

The contract states, "Seller _________ agrees to pay a consultation fee in the amount of 50% of the profit to ___(me I know)_ for the sale of this property."