Question: I'm an agent trying to deal with an owner on a small commercial prop says once a buyer signs LOI they can get any relevant leases do their due diligence as well as do their inspection before going to contract.

So I said, "well, if that isn't the path, what is the better approach?"

You should track your own units expenses as well so when you move out, you can quickly reclaim any expenses or depreciation you built on the personal unit when converted into a 2nd business unit which would then be included on your schedule E.You also write off half of your property taxes, insurance, HOA dues, or any shared expense.

Well said @Melanie Baldridge

To add value to the property, we undertook extensive renovations including the removal of over 40 yards of trash, installation of a new septic system and wall-hung boiler, and a new well pump.

I cannot speak to the quality of the coaches but the sales staff seamed well trained.

Income should be at least 3 times as well, otherwise they'll most likely move out when you up the rent (I made this mistake once).

I have made my own list of leads as well with some properties that I find vacant, probate, tax lien. but have only helped an out of state realtor on a deal a yr ago. and 2025 I would like to have the right people to go to with questions and or properties when I talk/find home owners that are willing to get rid of the property as well. 

New corporate tenant is working out really well.

Quote from @Gregory Schwartz: I have 2 very close friends who grew well beyond 2 rentals with this strategy.