Highway hotel on busy 35 highway. 19 hotel rooms plus owners apartment, large laundry room with commercial washer and dryer, large parking lot, front desk, lobby, roadside sign.

I made a similiar mistake in business, paying $1.1M upfront for promises and had no way to cut losses when those promises were not delivered on.

Usually most franchise models in other business environments have the whole package.

Oh I agree with you if that rent will be a business income to live on vs just an unrealized gain.

Love AI in the business though. 

Phoenix contains a rare combination of elements that have created an outstanding market for distressed property investments, including the following:Cost Savings: Distressed properties are sold below their market value and enable investors to take hold of properties at a trifle compared to traditionally listed properties.Strong Market Fundamentals: Being among the fastest-growing cities in the country, Phoenix ensures a high demand in housing and rentals, hence good potential for resale or income from rentals.Value Creation Opportunities: Most distressed properties need renovations; thus, such situations present opportunities for investors to increase equity by adding value.Population and Economic Growth: Phoenix remains among those cities in the country which are attracting more and more residents and business; therefore, this presents good, long-term appreciation possibilities of property appreciation and income creation.Challenges to ConsiderWhile the rewards can be great, distressed property investment is not without its challenges.

Hard part with business is separating your emotions from it.

and they're difficult to do, because you're up against businesses that do nothing but flip and BRRRR, and here you come along wanting to do 1 home run right out of the gate. 

The other is a smaller operation which does a lot of business in the specific neighborhood the house is in.  

The majority of the business I do is buying small multi families and identifying the towns that are more favorable for investing.