If I were buying I would pick a dog near the T over a cream puff where I had to catch a bus to the T in February. 

I drawn up a site plan , looks like the 10k sqft building will fit, the land is flat and almost rectangle, with set back and required landscape, I still have 52+ parking.I plan to build and hold on it, as a steady income for retirement,  maybe use one or two unit by myself, as my wife always want to try a coffee/ice-cream/yogurt  shop. 

I agree as well with Jason, but color is a personal preference, I prefer a cream tanish with darker trim, forest green looks good on smaller homes and a burgandy door will make it pop.

If you believe in software-generated graphs showing you "before and after" - then I have a warehouse full of weight loss supplements and anti-aging creams and house-flipping-millionaire courses to sell to you.

As we used to say in the Navy, "the cream always rises to the top."

Like all good markets, the cream should rise to the top if there is more transparency and accountability. 

Use it to build traffic since you need to fill the funnel at the top with lots of prospects to be able to select the cream of the crop.

No candy, no cookies, no ice cream, etc. 

A 5 year old wants ice cream for breakfast.  

Maybe buying and renting ice cream shops in rural North Dakota is your thing.