Sale-Leasebacks have inherent challenges because the tenant/seller is incentivized to market the property in such a way they get they price they want, but if the entity who signs the lease is weak and there's no personal guarantor, they could stop paying rent the day after you close leaving you high and dry with very little legal remedy.I don't know your market, but in my eyes, any 10% cap offering is either an extremely weak tenant OR a tenant that has very little term remaining with no plans to renew.If I were, you I would very seriously consider how much I like the real estate and what my odds would be of refilling the real estate with the same or better rent and/or a better credit tenant once this tenant goes belly up.

This client is extremely detailed and particular so that said a lot to me.  

It blows colder than 80, but sometimes during extreme heat it AC's can malfunction due to the maximum capacity it's working tech said the AC will over heat in extreme heat.

with an objective of having your network in place when it's time to pull the trigger on a deal.  

Quote from @Chi Zhang: I've spoken to my CPA about this and he said it is extremely hard to meet the qualifications, and most investors have enough deductions that this deduction isn't worth trying to achieve.

We DID speak with a local lender who was extremely educational and sat with us and explained and discussed all of our options and the pros and cons of investing in this particular property. 

We pulled the trigger on moving to Texas.

The collection agency rep was extremely helpful!!

making unsecured loans to someone you met on the internet or on BP is foolish to the extreme to even entertain it. 

It can get pretty complex versus long term rentals - I'd highly suggest using tools like AirDNA that has pretty sophisticated data and projections on STRS in every market before pulling the trigger