Putting your money into stocks, especially $10k can easily drop to $7k tomorrow if there is a correction in the market and all you can do at that point is wait it out with no other benefits. 

Since it probably won't increase your income (rent), evaluate the cheapest long-term solution on the expense side.How often will you have to repaint it @ how much?

If you’re in a good market, you could easily be making an extra six figures with your license, just helping people in your sphere with their transactions.

I have been looking at small (1-4 unit) multifamily deals in Portland Oregon for the last year or so.  When doing do diligence I have frequently been running into expense and income reports that show large sections of...

I think 20% is easily obtained with a decent credit score. 15% will be a little more difficult.

Anyone open to look at the numbers and assist with evaluation?

They're good because we can easily replace a damaged one.

If it's credit where you lack you can easily add someone to the loan and use there qualifying score.

I'm curious what else should be considered/evaluated during the due-diligence that would be specific to having a laundromat tenant. 

Those who do it well know their market, know how to evaluate rehab numbers (assuming the wholesale deal is a flip opportunity and not a buy and hold opp), and know how to negotiate.Going back to my comment of "doing it backwards", so many argue that you need to find a good deal and the buyers will come.