The slab flatness is great but I’ve got a major banana bow (1”) in the joisted section along with about an inch to makeup where it transitions.

Most tenants don't have excess cash. 

Your payment and expenses are:Mortgage: $1,480PMI: $0Taxes: $330Insurance: $120Vacancy, Repairs, Capex, Management: $1,100 (flat $500 + $300 per unit)Total: $3,030Income:Rent: $3,800 ($1,900 per unit)Total Income: $3,800Monthly Cash Flow:$770Annualized Cash-on-Cash return:11%Leftover cash:$0Scenario 2:You put 3.5% down on a triplex that costs $550k.

Lets say I turn it over to a good PM that charges a flat 99/mo now Im down to 100/mo in cash flow or 1200/yr. 

Thoughts on this format: them (P1) not investing anything, but preferred 5% return / return of capital in 2-3 years, even split after between them and the investors___________________________specifics: all units are currently rented, some grossly under rent (3000 sq comm space 1100/mo, some 1 beds 500/mo)initial invest 615,000, year 2 110,000 additionalROI sale 5 years = 59%; 10 years = 120% --> capital only locked up for 24-36 months thoughcurrent rent ~20k/mo - 244k / yearyear 1 cashflow (after expense/debt) = 73k; investor cum = -541year 2 = 94K - 110k additional investment; investor cum = -556year 3 = refinance cash flow 585,000 + 117 NOI --> investor cash flor + 667 based on 5% pref return adn 50/50 split of excess to distribute; investor cumulative +120,000years 4-sell time cashflow 67,000 and up each year - cash flow split so adding 33,000-45,000 to cumulative each year; projected net proceeds from  sale at year 10 = 1 million after debt + cashflow (~94k split = 47k)= ~ 550,000+; cumulative cash flow ~ 900,000 at year 10 on 630,000 invested and capital returned in 24-36 moSeems like a pretty good deal, doesn't seem amazing, what are your thougths on this format?

In addition to 401k's we have about $10k in liquid cash and $400/mo in excess cash after all expenses.

They were given a 30-day notice to vacate the property, and have flat out said they refuse and want an additional 2 months to move.

I would recommend reaching out to a local agent and asking for a quote from an excess & surplus carrier.

Is the property big enough to add an ADU/granny flat?

Additionally it's more of a cash market because of the number of distressed properties and it is relatively flat so don't bank on appreciation like we see here in Atlanta.