You can find people in your area willing to give you money if you have worked the numbers and have not massaged them to fit.  

The grout you use to do them with is acrylic,  self seals against staining, and is dry and ready for clean up within 1.5 to 3 hours depending on the brand.

But despite those numbers, it sounds like you're just trying to force this one to work by massaging it a bit - which is usually an indication that you should move on.

Early on I started out with a 20 unit multiple property C-class seller financed deal and it almost bankrupt me as I didn't do my analysis correctly.It's great that the seller is willing to hold paper but be sure you aren't massaging the numbers to create a better deal than what's really there and be especially certain you have sufficient cash reserves to tackle a project of that size even if it's 100% financed.  

Acrylic tubs never rust.10.

NEVER AGAIN, but I have learned a lot & massaging them is akin to poking a sleeping dragon.

I'm looking to massage my portfolio of 10 places.

But if an investment requires that you massage the numbers, make assumptions about rent increases, or under-budget the rehab, walk away and wait for the next one.Best of luck!

Massage the question.

Make sure your getting commerical discounts (we go down to 150 for ex) if your going to be a repeat customer, and make sure they use aliphatic acrylics before signing (when you ask if they squirm, they dont even know their chemicals).