Id prob participate in some joint flip venture with someone who has a well oiled machine already in place and just needs a partner, but Im too busy with helping clients buy/sell that I don't have the time to go and grind for deals locally..  

Lease options, depending upon the type and done correctly are virtually risk free.

If it was a gas station, repair shop, machine shop, drycleaner, etc. the is the possibility of pollution on the property. 

Additional value adds will be by rehabbing the laundry room, offering vending machines for supplies and snacks, and trading an onsite management office to the property management company in exchange for a reduced management fee.

If you're doing payroll, you need the tax tables to update and such.The last time I updated was when Windows 10 came out, as my 10+ year old version wouldn't run on Windows 10.Also, QuickBooks desktop sits on my main machine at my office.

Raising the laundry machine's price doesn't move the meter. 

There is virtually nothing on the MLS that will cash flow with 25% down.

Investing in vending machines, is this a good source of income?

Durable, water resistant, looks great and is virtually indestructible. 

For the past couple of months, I've been driving for dollars, sending out hand written yellow letters, sending post cards via the Deal Machine app.