The current tenants are moving out in 6 months so the seller is listing with lower price with cap rate at 7.6%.

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As I get later in a market and cap rates (and as a consequence ROI) gets compressed I start to temper my expectations. 

No cap ex to worry about, likely a long-term situation, and you have the asset as collateral.Either of these options keeps you moving forward from a cashflow perspective but insulates you from the rat race.

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Probably the only way you get there, "fast" as you put it, is to use that 250 as downpayment and leverage another million against it. 1.2 million with a cap rate of 9 - if you can find it - would get you $108k before you pay your note, and your note is going to be about $50-60k depending on your rates, which leaves you 48k-58k free.

@Matt Teegarden, as noted, the deeper the value-add play the less cap rate matters.

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