Unless he starts paying on time before his renewal date consistently.  

If so, you would take your preferred return (say 8%), and multiply it by your investment (say $100K). 

Historically, our rental prices and real estate prices tend to grow at a pretty consistent and steady 2.5-3.5% each year. 

The numbers are pretty consistent on that.Combination of these two points leads to disaster over time.I don't think this is a great deal :)

If you just patch it up, so the condition is comparable to other properties your repair cost will be lower and then you can multiply with .8 or a bit more.Good luck!

As a result the EBITA (earnings before interest taxes amortization) multiplier for selling/valuing a brokerage shop is VERY low (compared to a buying a manufacturing company for example). 

What neighborhoods are consistently resulting in positive outcomes for you?

As long as you are consistent in your allocation method and don't make money by billing the other tenant, you'll be fine. 

Cory -   it doesnt  sound like you will need  this extra income for  qualifying so no need to wait  fyi  if your hours  will be  guaranteed and stable   , then the  higher income  should be usable ...if the  hours  are not guaranteed (  eg.. overtime ….seasonal …..not consistent ) , then  likely to not be usable Going FHA is not that  wise  as  the  FHA mortgage insurance is permanent and wont be able to  be eliminated  unless you refinance the loan plus you will have a  large upfront mortgage insurance that you have to pay at closing  ….consider using  a conventional  loan  as the mortgage insurance will  be able to drop off or be eliminated in the  future

It does not sound like there is consistant structural contact between truss and wall structure indicating they are not structural.