At the buy down shops, you can get into the 6s but it will cost you a few points.

Since you decided to change the contract by asking for a concession (which invalidates the existing contract), you will not be able to sue for specific performance. 

Definitely a strong location with great visibility and high foot traffic.Since it’s a NNN,  your expenses are minimal, but if LazyDog ever exits, buildout costs will depend on lease terms and the next tenant.

Maybe your wife would be willing to take a lump sum based on the equity in the Air BnB. 

They will handle the collection and distribution of payments, amortization, escrow accounts, and any tax documentation. 

I'd kick it to a triplex not duplex. build to rent will always be a good strategy. keep land costs under 10%, build less than $200 per sq ft stick frame, exit price you want a premium, work with someone knowledgeable.

As far as the vacated tenant, I'd let them know that their deposit will be returned when the lease is legally over, assuming it is not used to satisfy missed rent. 

Every city will have something that works, you just have to figure out what that combination is that will work best to fit your needs and goals. 

@Joe Michaels, What a lot of investors will do is to use the 1031 exchange as @Michael Plaks said, isto actually "acquire" additional depreciable basis. 

They will be able to help you build out the rest of your team, give you the right market insight, and help you find the right deal.