Also, depending on what the purchase price is, cost seg, may not make sense, because it may not produce enough tax benefit. 

Irrespective, the income every property produces will be considered by any lender if you are using a loan...so, it is important to know what your units are renting for and what your expenses are.There is a benefit to super-analyzing small MF properties like this...you get practice for your future analysis of hundreds of properties and a successful career in the industry as you scale.

To say something like "This investment is expected to produce 12% IRR over a  5 year period" is pretty specific  information for them to make a judgment with. 

All my other properties I have mortgages on so for me I have to make sure I buy properties that will produce positive cash flow after all expenses. 

actually producing reported revenue (although this is not a statutory requirement either), how you use the property, and of course how long you've held it. 

I have a duplex that I am negotiating that has tenants, however the seller isnt able to produce any actual leases.

I'm only looking at A/B properties; could it be that these are simply produce less cash flow than C/D properties?

I was able to produce the video, the paperwork, text messages and voice mails to fully document the transaction.

So, we look for a product that will attract those tenants, and we work hard to produce that during a rehab.For us, the financial independence and wealth building aspect of real estate is the primary motivator. 

Real Estate takes time when it comes to producing great deals.