If the media and these crop of crazies can scream “orange man bad” all day every day, I can quietly ignore their unconstitutional demands. 

Hello all, thanks again for the input....I've never been under any impression that this is a screaming deal - it's meant to satisfy the 1031, avoid the taxes and buy us some time.

While some here my scream BAD IDEA in my market, and my class of tenants, and my situation, this works.

After rereading I don't see anything that screams "snowflake" but perhaps I am blind because they are my words.

I think you are in a similar area to me in WI, not in a larger competitive city where stuff screams off the shelves.We found a regional lender in our area where they do BOTH the 30 year fixed stuff AND 'Commercial Blanket Portfolio Loans' for loans down to about 50K.

Then again if it's a screaming deal then all of these estimates could be much lower.

It doesn't exactly scream stability or great leadership if there's such high turnover in those departments. 

Badly used condoms .drugs ,bongs . .crusty seaman ,bloody boogers and chewing gum stuck on the walls .

They have all left this person with a heart of gold beaten and bloodied and broken, I despise this business, really. 

Assuming that you have included all of your costs (land+build+holding+sale) in your numbers, $30-40K is not a screaming deal, but may be do able.