I totally agree with your math number. 

It also depends on if that’s all his money total or just a fraction.

All I do to show proof of funds when making a cash offer is take a screen shot or printout of my online bank account summary, making sure that it shows my name and that the total available balance is higher than my offer. 

Your contention here, "Everything I would have to offer they could hire a management company to do the same" is work, you'd be surprised how little people want or have time to do. 

For the next guy in MF it may be 12-20 unit buildings with no deferred maintenance, completely stabilized and for someone else it may be 2-4 unit buildings in need of a totally renovation down to the studs.

As an investor you are allowed 10 for yourself - 10 for your spouse ( assuming they have W-2 income  separate from yours ) for a total of 20.

We can pull in other companies with 1000 employees and build up to the same total as Amazon, without all of the concessions. 

I have 11 units total in this complex, we already did a ton of fixes the last 3 months to the point where this winter should be smooth sailing besides if something with heating goes.  

200k total or 200k before you do rehab?

@Brent Coombs  I don't totally understand why it came to that number, but just for clarification, the seller is selling to me for $102,446.