Based on our 1031 and commercial loan, we are trying to figure out how to separate out some of the duds.

I never go off of a flat percentage on anything, I analyze the costs to get to a specific return I target and analyze the risk that is involved. 70% may be an initial metric to see if it is even worth pursuing, but every deal should be evaluated independently based on costs, time and risk involved.

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.

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.

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

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

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.

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

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.

I am just assuming based on what you said.