The house had no foundation issues, and mechanicals and roof were in good shape.

So you entered into contract, had second thoughts, and are now thinking the seller's [apparent but still mysterious] failure to close is a gift?

Hello Everyone,I'm a Aircraft Mechanic working at TPA in Tampa,Fl.

There is no failure, only feedback.If you can hunt down Jeremy Roll or Adam Triple A Adams, they're both great guys who have done very well with building their own networking groups.

Getting the math right will make all the difference between success and failure. 

It’s also an odd rental, out of city limits no HOA, and between the two worst houses in the neighborhood (one is vacant and hasn’t been mowed in years, the other runs an mechanic shop out of his yard).

They filed a Mechanic's Lien Affidavit for $21,000 in 2017, a year after "the work" was "done".

And make sure to account for the following expenses (if it applies):1) Mortgage2) Mortgage insurance (PMI or MIP) or FHA Risk base3) Property Taxes4) City Taxes5) HOA (Home Owner’s Association) Dues and Fees and Assessments6) Insurance   a) Property Hazard Insurance   b) Flood Insurance   c) Earthquake Insurance   d) Umbrella Insurance7) Vacancy Rate (usually 8% - the equivalent to one month a year, or 5-6% if multifamily and/or if experienced, if not use 8%)8) Utilities (you’ll have these if your tenant is not covering them and/or during vacancy)   a) Water § Sewer § Garbage   b) Electricity   c) Natural Gas   d) Propane9) General Maintenance (usually 5%)   a) Upkeep § Landscaping   b) Snow removal   c) Repairs   d) New Appliances10) Capital Expenditures (usually 5%, higher is the property is old and obsolete, less if fully rehabbed and all mechanicals and roof are new)11) Property Management (8%, even if you self manage, your time still has value and there might be a time when you'll want to be completely hands off or you'll not be able to do it, vacation, retirement, etc.), including...  

The one that I had a concern about was failure to obtain Multifamily dwelling license in case that could affect the use. 

Dear appraiser over here,I was wondering, when an appraiser is looking for comps, how far does he look (0.1, 0.2, 0.3 miles) ?thank you all in advance