Should I stay away from properties for buy and hold that has ground rent?

I know I can speak from experience because there has been times that I've gotten ARV wrong but lucky I have people like @Mateusz Prawdzik and some house flipper buddies to help with going over my numbers so now I understand ARV and repair cost and holding cost.

Everything has been updated and about 8 years old. basement has a leek and some beams with a jack holding them up. just a few in the corner of the building.

No you can't charge a pet fee but you can hold them to the same maintenance guidelines as others and you can ask for references and deny if they have poor animal related references.

Patience played a huge part in my deal. 4 sellers had to approve of any sale price, and there one of the kids was really holding out.

If you put 24 hours, that's a bit unreasonable, but you'll find out pretty quickly if you're high offer or not "We need a little more time... we wanted to hold an open house..." etc.  

It still projects to cash flow anywhere from 8-11% over a 5 yr hold, with a total return of over 100% to the investors including capital gains at sale.  

Usually they have those guru education that you pay 3, 40, 100k for a real estate education and be successful at flipping/buy & holds.

Would that hold up in court?  

They tell me to hold onto it.