The rates are high right now but these loans are limited based on cashflow so you cant take a loan that costs more than you're receiving in rental income.

Note if you go over 4 units, your valuation will be based on NOI and comp rate.  

Big military base and probably lots of border trade if that continues.

Based on what you have explained here and assuming that all of it is true, than you really only have two options to get it rented1.

Unlikely.The backup plan is to have a strong lease.

I am just assuming based on what you said. 

This gives you flexibility and a clearer understanding of how you’ll proceed based on market changes.

I’m a broker based in Charlotte, NC, and I work with Compass to support investors in maximizing their growth strategies.

The bigger point is that if you use Walmart, Lowes or some other big box paint the base colors can and do change which will make touch-up difficult.

If they try to pay their labor as 1099 they run at great risk of violating a host of draconian labor laws such as AB5, the borello law and a litany of "misclassification" laws.There are substantial differences in how "right to work" statstate as operate as opposed to "non right to work" states.SBA defines a small business based on employees and revenue size.