However, I always caution that, if you are using the LLC as cover for being negligent in providing safe accommodations, it will not protect you.

It will come, but you will likely have to drive for shopping, eating, activities.   

I would suggest they understand various strategies/methods to invest in real estate and then let that drive their next steps as opposed to the dollar amount they have to invest.

In your case, the competition from cash-heavy buyers is driving prices beyond what makes sense for a commercial loan based on current NOI and DCR requirements.As for your dilemma, I’d recommend sticking to your numbers.

My wife isn't happy but 2 weeks in Baltimore and 2 weeks in Toronto. 2:30h flight or 9h driving. 

What condition is the house in, what is the rent, how many bedrooms and bathrooms, how is the school system, how safe is the neighborhood, etc. 

I would confirm what he is saying before moving, just to be safe.

I've been bookkeeping with a google drive spreadsheet. 

Unless you understand what's going on and why, its like having an elementary school student drive your car to school.

Can't really see the metal wall from my house but you can see the roof to the commercial building as you're driving in and in the winter the trees provide less cover - although there is a very high and nice privacy fence to separate.