I would be VERY careful with the town.

Regular Conventional? 

Closing on another Walgreens 11.75 cap rate in DecemberAnother corp day care under agreement almost 11 capAnother Walgreens currently negotiating in 10's for cap rate with 80k cars per day corner.Have offers out on others also.

Every license comes with its own responsibilities, fees, and obligations—like insurance, NAR dues, and other costs—so it’s important to think carefully about your goals before jumping in.I have to respectfully disagree with Erik.

This way you're able to utilize conventional loans, each of you are allowed 10 of those.

If I am in your shoes I would buy 2-4 units, get a conventional loan, ask the sellers to pay for the max contribution (3%) towards closing costs.

The loan info (hard money for acquisition; conventional for refi) is from actual conversations or emails with lenders. 

Donate the Property: Donating the property to a qualified charitable organization can provide you with a charitable deduction equal to the property’s fair market value and eliminate capital gains taxes.Implementing these strategies requires careful planning and consideration of your specific financial situation.

@Dennis Boettjer be careful about basing your decision solely on past deal performance.

I would definitely take care of the cracked/chipping ceilings.