I find that works best anyway throughout your life.  

Your best option is to defer any thoughts you may have regarding investing and concentrate first on getting your life back on track.

The house appears to be in decent shape except for one condition, there is a ton of mold or mildew on the ceilings by the air vent grille.

Let your two grunt friends who aren't so good on the analytical according to you find their own way in life.

If your goal/strategy is to build a nice nest egg for retirement and not replace your current income (not knowing where you are in life), then netting 5% while padding your future isn't that bad of a deal, especially since there are ways you might be able to increase that 5% through property and operational improvements.

Congrats on this if anybody deserves it , It would be you for seeing the vision and putting in the effort when others would say it’s too tough because of their life circumstances .

Some risks I saw come to reality: increasing condo fee, board threatening to pass rental restrictions on units, including on existing landlords/owners.

The buyer plans to rehab the property to make it rent ready, it is currently in bad condition which he knows cause he is the one that boarded it up during the winter.

thank you both. based on what you are saying I cant simply say NO ROOMATES, but can impose conditions that roommates will be eliminated.

Any tips on what works well and what to avoid - any tips on separating “work” / home life?