And hopefully reach a size where I don't personally have to screen and answer calls haha idk if that's a pipe dream

You need to control if any sub-leasing of the space allowed at all or the selling of the business to a different operator.85% is a pipe dream regardless of DSCR ratio. 25% down for STNL is about as good as it gets for senior note only and that is generally credit grade tenants of BBB- or better.

Also, an addendum is a counter offer....so it's possible you gave her the ability to cancel without recourse when you tried to structure it to close without her bring funds to the table. 

All 3 units are 2/1 designs with new stainless appliances, granite counters, wood grain tile floors, nice lighting, and all have nice private outdoor yards, and plenty of parking.  

As of  today It looks like our offer has been countered.  

For example, we could buy an original 1970s condo, repaint it, replace counter tops, and put in new flooring, and probably make a few thousand dollars in profit.

Pipes will freeze, people will break in, who knows, maybe a drunk driver will plow into the building.

I never thought I needed insurance but a pipe flooded one of my rentals and It cost $30k.

Newer homes have PVC drain piping instead of rusty iron piping.  

After a round of counter offers, our offer was accepted Tuesday, we then had our HUD Consultant walk through the next day, and since then have been sending out a rough SOW to contractors.Our highlight was during the walk through with our HUD Consultant when we opened up the attic entrance, climbed up, and discovered an amazing attic with ample head space!