If you have someone funding the entire deal, you have ZERO risk in the deal and get 50% of the profits - run with that.Lets look at it another way.

If you have a chunk of money to get going I'd personally buy the biggest thing you can if you don't I think house hacking into a 4 plex is great. 

Anyone in business takes risks, but a lawsuit and some other things don't look great.

"What Is The Biggest Risk For 2025" And 13 Other Highlights From DB's 2025 Market Survey"The Deutche Bank 2025 global financial market survey had 471 responses from around the world, and was conducted between the 10th and 13th of December 2024.

Properties in Tucson are closer to that 1% rule mark or even other smaller cities but then there is more risk. 

The money spent doesn't make sense vs the increased rent.

Ultimately it would boil down to your personal risk tolerance.

The restaurant going under is definitely the biggest risk.

how much land and how much money do you have?

Let's say you split the cost of furniture over a 12 month period amortization rate.Furniture costs: $583Rent $1500Utilities $150Total Cost = $2233After vacancy costs, your monthly rental revenue is actually only $2240 Formula for vacancy (2800*12)*.80You're not making money.