The answer is big fat ....NO...to his request. 

A guy named Gene texted me asking if I would sell.

I cannot speak to the impact to local businesses, but of all my rentals, the ones I am least concerned about are the college rentals, which have, along with almost anything associated with higher education, had a fat enough margin to survive far longer than a 1-2 semesters of unexpected vacancy. 

It seems this COVID situation is just proving that smaller is better, what Gene Guarino teaches at RALAcademy is true. 

And no you don’t have to hit a home run, but Warren Buffet talks about waiting for a fat pitch.

The book It's a Whole New Business by Gene Trowbridge could be helpful.

If you need to go the syndication route, you could get a book called It's a Whole New Business by Gene Trowbridge, but you must get the latest edition since it covers the many legal changes that came through in the last decade. 

Happy to advise if you need any pointers on where to cut the fat.

But for what it’s worth, based on the limited numbers you provided, the deal sounds pretty good. this happens all the time with the folks that set up self directed IRAS the big custodians just drag their feet letting the funds go.I would be more concerned about the deal.. that one sounds kind of wonky.. small towns ( commercial) that could sit vacant for a long time and this could be a big fat white elephant so..

As in, I'm not going to bother telling you how I came up with this number, but it looks nice and fat so that you'll be suckered into buying it then wonder why you don't make any money.If you can find a wholesaler who has legit comps that will land you at 80% ARV after you're done working, you've found a gold mine....be prepared to fight with other investors.