The harsh reality is that your ten percent is not going to get you very far in commercial property so you may want to consider an office condo - that's how I started - or just run a search on LoopNet for properties you can afford and go after them.

sorry if that sounds harsh.

Harsh

In other words, if I can already accomplish whatever you're offering to do or provide for $_X_ amount of dollars (normally in the form of a line item expense within the deal) and you are offering the same thing but want some substantial cut of the profit, that is an equation that won't ever make sense for me, naturally.This is only my opinion but the harsh reality is that competition is fierce and the market around here is both very saturated and currently remains a hyper-sellers market.

Not to be harsh, but I'd hate to see you make your entire IRA taxable. 

Taking it out of their deposit wouldn't cover landscaping; anyway, it may be needed for home repairs caused by them.Thank you for your support and advice - even the harsh comments I learn from.

Harsh reality. 

Am I being to harsh, good plan, or what do you recommend??????

This is a harsh statement, but it sets the "tone" for the rest of my advice. 

Sorry for the harshness, but they are deep in that hole, and it takes BIG changes to get out.