Base Rent Triple Net Leases are generally longer term in nature, between 5 and 20 years of initial term with options equal to the initial term.

To the contrary in my experience sellers reply to such demands as you've shared has been "tell them to kick rocks". 

Short of natural disaster and fire, there are very few surprises when it comes to the building, you can anticipate the expenses. 

Sadly, it's the nature of the business.

The martial arts helps kids in so many other respects than just the self-defense application so it's not all bad.With the arts you have to train for a very long time to take complex movements and make them part of your natural reaction process.

My parents are putting me in charge of the entire investing process because they're too far retired to want to deal with it, so naturally I want to make sure I'm making the best decision for all of us. 

Not sure what neighborhood you're in, but it sounds like it's a class C/D property, which will naturally have a harder time attracting tenants that will (a) pay on time, (b) maintain your property, and (c) stay for long periods (which matters in the long run). 

I could maybe see it with a bona fide, proven credit risk on a rock solid, doable contract at 3x EM in equity price/terms and assignable to me to step in as buyer with enough time to save it if going to breach.  

One year Belgian DJ dubstep duo Ganga White Night was playing Red Rocks Amphitheater and booked, they loved it so much regardless of the plastic wrapped balconies, locked cabinets and pink elephant themed baby room that they asked to rent it again the following year.

No, my calculations do not take into account natural disasters or acts of God, but it could tell you which towns would have the best chance of being rebuilt due to the desirability of their locations.