So much you don't know and will take years (literally) frustrating over this type oof project.   

The rents are around 1200 or more if lucky but i am counting on 1200.With all the calcs it should be generating roughly $2500 / $3000 annually, which is not bad at all.I am having issues getting mortgage as the y keep asking for more and more documents but the seller is frustrated and will pull away from the deal if I dont get a loan in the next few days.Question - does it make sense to buy for cash and refinance later?

It’s going to take a frustrating one or two years to transition over.

well this is frustrating.

This is not my strength but I can empathize with your frustration - I've been there.  

I’m growing frustrated with understanding how to analyze a deal.

As far as answering the phone you might consider hiring a management company just to get the unit filled and then self manage from there, that way you wouldn't have to worry about missing a call or losing a potential tenant who gets frustrated because they can't talk to a real person.

This is such a frustrating topic, isn't it? 

Sometimes people will enroll with a specific deal in mind and then get frustrated when it doesn't meet the lending criteria.

No, I wasn't drunk posting, I have no real excuse other than I am uninformed and frustrated.