I have had zero issues with the tenants (other than they can be slow to report broken things) on both sides.

Most purchase and sale contracts I've seen have a Financing section broken down into A.

.- First, I agreed to let the tenant pay the security deposit with broken up payments on agreed upon dates AFTER the move in.  

She hasn't broken anything in the lease/rules until the tampons.It seems like most of you guys think that would be appropriate.

If that's the case then only a service upgrade would fix it.

The property itself is in good condition; new roof 3 yrs ago, 3 phase elec, solid HVAC, 16ft drive thru, 2 roll ups, 2 docks. needs no current upgrades(technically, everything except roof, structure and parking lot is tenants responsibility). 

Current rent is $700Total monthly income is $7,950Previous years expenses were ~$15,000 utilities (has city sewer and water) ~$20,000 Maintenance and upgrades ~$10,000 depreciation ~$15,000 operating expenses With vacancies, the previous year total income was ~$75,000Asking price is $225,000On the surface does this look like a good deal?

Anything blatantly ugly or broken

I reckon I'll soon learn what needs fixed in the eviction apartment (I see a small window is broken and when I asked the downstairs tenant what happened she said the upstairs tenant told her he broke the window trying to kill a fly....)

Checkout this other BP thread on the same topic If you just looking for basic calcualtors and contract, upgrade your BP account and use those.