The issue is how do we finance it and write the offer since there is a real estate component and business for sale?

Comps: The closest comp on vickers ave (less than 0.5mi away sold for $262k on 1/23/19 and it's a smaller 2/1 816sqft).

This gets somewhat better if there's a value added component.

They looked at total assets but my impression from questions I've been asked is that liquidity was a key component. 

Not what you want.Hopefully the unexpected cash flow drain stops quickly.Good Luck!

Fine for more seasoned investors, but tougher for newer ones.That said, I have always thought the brrrrr acronym  was missing 2 important components- Seasoning and Costs. 

Compared to an IRA, Solo 401k contribution limits are roughly ten times higher.There is no custodial requirement for the 401k.You don't need the additional expense and administration of an LLC to have checkbook control.There is a built in-Roth component whereas IRAs are either traditional or Roth, not both.A spouse can also participate in the same Solo 401k plan.The Solo 401k has additional tax benefits over an IRA when investing into real estate using leverage.You can borrow from a 401k, but not an IRABoth C-Corps and LLCs can adopt a Solo 401k.

Is it better to put min. down or 20-25% and save the rest for unexpected expenses?

I've been trying to get my agents license for a long time now and due to unexpected expenses and health issue it been nearly impossible to save anything.

But if you ask me what is the most important to have when acquiring multiple rental properties with multiple tenants, I would say that the number one priority is having a very strong insurance policy structure as your first line of defense for any unexpected/extraordinary events.