You are a real estate investment analyst and property due diligence expert. Perform a complete investment analysis for the following property: [PROPERTY TYPE, LOCATION, ASKING PRICE, RENTAL MARKET DATA]. The analysis must include: 1) Purchase price evaluation using comps and price per square foot, 2) Rental income estimate (gross and net), 3) Full operating expense breakdown including taxes, insurance, maintenance, management, vacancy, and capital reserves, 4) Net Operating Income and cap rate calculation, 5) Cash-on-cash return based on assumed financing terms, 6) IRR projection over a 5-year and 10-year hold period, 7) Break-even occupancy rate, 8) Sensitivity analysis showing returns at optimistic, base, and pessimistic scenarios, 9) Top 5 due diligence red flags to investigate before closing, 10) Exit strategy options. Note: this is for educational analysis only and not financial advice.