Hey Kevin, It may sound over simplified, but I take gross annual rent and cut it in half and that is the NOI.

Hopefully the SEC does not stomp on that and cut us out of the ICO market.

I brought a foundation specialist out, and it will be cost prohibitive to repair the foundation (unless the seller cuts the price in half).

The client would say your right .. and I  would say.. well I know you would not be that way and if you don't like it you would just tell me straight out so you don't waste your time with me>>> Stock answer" for sure we would we are that kind of person" when in fact virtually no one out side of NYC is that kind of person :)... you would be surprised once you do this that you just cut your time wasting down to next to nothing.. and then I would say.. but if you like it I to want you to say so .. so we can dig into this and I can answer all your questions and then if I do that to your satisfaction I EXPECT TO DO business.how does that sound.. 

Will the lender/bank cut a check for 20K to the seller at closing?

Yes, it cuts into cash flow, but it eliminates headaches.Do some research on what to include in a lease.

This might be a cut-your-loss and learn-your-lesson situation situation.

Grass is cut and shrubs are trimmed. 

If I'm working with a seller out of state, how do I set it up so that the seller and buyer I find don't end up trying to cut me out of the deal? 

I wouldn't cut the emd directly to them.