. #3 - Have finances in order (i.e) is this going to be bought through conventional, cash, HML, etc.

I've decided that finding "deals" in Arizona is unnecessary as there are other markets that one need not search high and low to find something that can produce a decent cash-on-cash return.

He can't 'buy her out' as he does not have that much cash liquid.

Purchase price: $645,000 Cash invested: $516,000 80% cash purchase.2,437 sq ft Duplex, with 3b 2b for the front unit (1331), 4b 2b for the back unit (1333).   

Thanks in advance!

Any MF of the quality and size (50 up) I would have been interested in would have been cash flow negative for the next 5 years or so, even with 30% down.

In all honesty my clients putting down as little as 5% tend to cash flow as well. 

Most of our clients are cash buyers.

Thanks in advance.

You'll want to make sure it cash flows each month.