I take lack of credit history as a "neutral" indicator.

If all parties agreed to a transactional relationship, then in essence no one would have individualized representation and the mom/son duo would have been neutral agents, assisting both buyer and seller.

If I had an established business I would eat the higher price and neutralize the worry of this every happening again.

Settle for cash-flow neutral and be happy with the principle paydown and possible appreciation.

Seriously, I like to see people get the opportunity to defend themselves in forums like this where someone shares their perspective on why someone did something wrong and the other person is able to publicly represent themselves on a neutral forum.

There are a lot of other place/properties you could find that are at worst neutral or cash flow positive. 

I think it has a nice neutral color, not too flashy.

Your debt is going to be at least 6%, so neutral leverage at best.What is your retail management experience?

I have purchased properties that projected about cash neutral with my pro forma that projects all expenses.In my market I have purchased with bad timing (properties that fell in value approaching 20%) and great timing.  

An engineer is neutral - a foundation repair company is not.