I don't care if you personally think that you wouldn't treat me differently based on my first impression, I'm in sales and witnessed through my own experience the natural animal reaction that people have to me based on how I act.

Others like the natural glow of yellow light from a bulb instead of the hospital white.So higher rentals I could see possibly but not lower end.

As an engineer, I'm a numbers guy by nature, so the math behind these tips makes a lot of sense to me. 

You may not be an idiot, but if you don't learn how to read your script like you're saying it naturally, you will sound like one.  

The 4-unit bldg has 4 newer heating systems (natural gas).  

I know that this tends to be a natural thing, we always complain and rarely appreciate.

Naturally I was the one that they sent to do a lot of the regular maintenance and repairs on them.

My husband is active duty we have been able to leverage both the transient nature of this job and our VA loans.  

.$1,800 Laundry (old top load COIN (0.75c) washer/dryer, I believe this can be improved, with new card machines)ExpensesBldg Insurance        2976Flood Insurance      2690 (hoping this doesn't increase...)RE Tax                    6297Electricity                720 (decrease through more efficient lights/washer/dryer)Natural Gas            1200 (2 tankless water heaters, decrease through showerhead)Water/Sewage/Trash  4380 (don't know exactly how much for water, though trash is $33/unit, hoping to add water saving aerotors/showerhead/toilet to all units, maybe submetering)Lawn Care               540   (Will eliminate this due to me living on site) 7% - Vacancy               5187 (little turn over)7% - Management        48246% - Maintenance        4446Actual Income $75,900Expenses        $33,260Net Income      $42,640P&I                   $29,568P&I 2nd              $9,278End Cash Flow $3,79475% loan 5.25% fixed/amortized 5/25Seller financing 40k 6% over 5years So my question is, will this deal work?

Just be natural and try to figure out how you can help them solve their problem (they do not know you're a newbie)Just keep on trucking, call upon FSBO's and keep marketing.