I put down $56,000 for 20% and closing costs and another 4k to build a pass through bar from kitchen to dining/living area and moved laundry to the master closet.Similar units sold last year for $350-400k.

I have an investor that Im working with try and find a building for a "Coffee & Cereal Bar".

You sound hungry, so I would fuel that fire during the day by finding work in the industry or offer hustle value to an investing mentor, then bar tend / wait tables at night to stack cash. 

For areas with a higher density of young professionals, consider areas walkable to bars, coffee shops, and restaurants.

You might also be able to search them in the forum search bar the concerns like "squatters in flip" or "aluminum wire in flip" to see the discussions about them that people have previously had.

There's a hiking and mountain biking scene in the summer that I could tap into.

Quote from @Bill Mays: Josh, check out Plano real estate investors multifamily Coffee and Closers. 4/20/22 9am-10:30 shark club sports bar/grill 121 close to Preston Rd.

The sentiments from all of my guests has been the same: they love that the unit is different and quirky, they love the attention to detail, they love the experience I've created for them (extra amenities like robes, teas, a bath bar, fresh flowers, etc). 

I am actually looking around Destin, FL to invest since it is near a military base, plus the Short term rental (STR) scene there is amazing. 

Barring a catastrophic medical issue draining his bank account, exactly zero people will feel bad for this owner if he doesn't do what needs to be done here.