When foreclosures dried up, we went after short sales and when those dried up we started to focus on properties with mold or foundation issues and learned how to fix those and when that started to become too difficult and the rehab was not worth it anymore I had to pivot again and we buy properties in good shape that fell through with another buyer.

If you're only using a portion of the funds, its less of a risk and could make sense depending on your situation and the deal itself.  

It will depend on where you are doing your deals and what the liability is that follows you after a sale.

The building is now vacant in the bottom portion including by sister's business.

There are a couple of car washes in my local area that are for sale that I am interested in but do not know where to start. 

You start with a purchase and sale agreement and reduce everything to writing.

Squatters are a real problem nationally and a study found that they target not only vacant properties but those advertised for rent or sale that offer 'immediate occupancy.' 

-Allocate a portion of your funds toward extra payments on the current mortgage while also setting aside money for a new investment.

The tenants enjoy using the interface, it is simple to communicate with them as a whole or individually, collect rent payments and see when they are in transit, offer CC payment options at tenants expense, track maintenance request, share documents, and lease the property.Short comings are their financial portion.

Very commonly the resident pays a portion of the rent so your rent increase will affect their budget and their lives.