I have a good accountant already.Also looking for alternative financing.I can offer some very good tips on how to fix your own credit if anyone is interested.I am not a credit repair company.

-buy cabinet doors bumpers. gift to neighboor and tenant-alternative option: buy a 1/2 box of donuts. talk with building engineer (@John Anderson: the shortest path between point A and B is a straight line. going to HOA (as you know already) is the 1,000 miles path)

I could not agree to this and the seller could not agree to a lower price to compensate for the above and so the deal fell through.As you see above although the deal fell through, I believe I learned something about the types of loan out there, closing period and alternate lenders.

I'd find alternative financing.

In the interest of presenting an alternate approach from @Matt Faix and others, the only time we really look at the {market} CAP rate is when we are preparing to divest.   

That will come naturally if he sees interest or offers up alternative ideas.  

Accept mediocrity only if the alternative is disaster. 

Off the top of my head I can think of a specialty truck tire place, an auto inspection business, and a lawn mower/small machine repair business.As far as determining price, there's the old standby Loopnet.

He was a truck driver for over 20 years.

In general, a lower cap rate indicates there is less risk associated with the investment (due to increased demand) and a higher cap rates can be associated with higher risk alternatives."