If they work WITH us that it going to be a lot cheaper, and if they don't have it ok, maybe payment plan can be meet BUT if they wanna play games or THINK they can just blow this off, it's ALL STICK and they WILL loose. yes, I tell them this, they WILL loose because it's a done deal via contract, they only control how expensive it is.

The bank isn't going to let you blow their money.

I have a growing list of checkpoints for this potential purchase but as it may be my first ever offer, I'd like an experienced hand to dot my Is, cross my Ts, and effectively advocate for me.

I'm a huge advocate for investing in Cary, but know going into it: Cary is not cheap and investing for cash flow is difficult...but finding a renter is not a problem here.

Tulsa won't blow you away with appreciation but as long as you aren't buying in a low income area, you won't get rocked during a big housing downturn either.  

That way when you are faced with a renter leaving its not a big deal because you have mutiple properties that soften the blow with negative cash flow.

So, not to advocate for crappy employers, but if you are worried about the health and safety for youremployees the liability policy isn't it. 

And I wouldn't look at 2021 rents as much:  It was a blow-out crazy year, and will be hard to duplicate going forward.You are going to of course have all utilities, likely HOA fees, plus property taxes and commercial insurance. 

Plus there is every reason for this to blow up on you.Are you just starting out?  

You don't specifically detail your real estate experience and I am a strong advocate of self-management when at all possible (rental experience, good legal guidance, a good understanding of tenant psychology - at a minimum) but you couldn't pay me to have a rental in New York.