All are personally owned with insurance, but no LLCs or other legal structure.

I was hoping to structure a deal that involves paying the seller every month and then a balloon payment in 5 years (when I can get an 80% LTV cash out refinance to put a mortgage on the property without having to put any money down because I'll have built up at least 20%).

This can also make it easier to secure financing for the future multi-residential building, as you can structure it separately from the retail business.

The ILA is North America’s largest longshoremen’s union, with roughly 50,000 of its 85,000 members making good on the threat to strike at 14 major ports subject to a just-expired master contract with the United States Maritime Alliance, or USMX, and picketing workers beginning to appear at ports.I have been reading that if the strike drags on, we can expect some shortages on perishable items that the US imports.One of those is bananas; the US imports 100% of its supply.

Doing a deal like this makes sense to myself as an investor if I were to do it with 0% of my own money down and if it was structured and laid out for me.

There was a brief period a couple of years ago where demand was out-pacing supply by a large margin, but that has calmed down.

Looking for ideas on how to structure my late fees and what you charge.  

It just seemed limited supply and expensive for whats left over.

Fees and Contracts: - What are your management fees and how are they structured (flat fee, percentage of rent)?

They'd be a partner and help provide solutions to operational challenges when scaling, we'd bring tech in like Breezeway for scheduling, give them a company card with spend limits to buy supplies, they even ended up landing a deal with a local laundromat to wash and fold there after-hours to make their lives and ours easier.Truly a win-win.