If you have a good busness plan I don't think she would be reluctant to sign.

What is your plan for the tenant?

Life has thrown you some curveballs, but you’re already on the right track by focusing on learning and planning.

Paying cash is fine, but plan on using that equity to scale up with a cash out refi or 1031 exchange.

Additionally, transferring properties into a trust for estate planning purposes is possible if needed.To maximize your leverage, I recommend exploring multiple DSCR lenders for better terms and working with a real estate attorney to structure your LLCs for both protection and lender compliance.Let me know if you’d like more details or assistance with financing!

So this is right in my wheelhouse, I'm just now trying to put together my plan on how to jump in and execute.  

I believe there are license allotments in many towns near and around Denver so you want to make sure there is a license available for the basement unit before you factor this into your cashflow plan.

Its because I can look at the situation and say that I'm having these kinds of bad situations LESS than I plan/save for!

I appreciate all the advice, noted several pearls there to add to my own planning (and doing)!

If it is smaller family-owned business, see if it makes sense to offer a Defined Benefit Plan.