Any transaction done with little or no equity contribution is most probably (there may be a few exceptions) in danger of “blowing up” from over leverage and insufficient equity cushion.  

Which isn't necessarily terrible except the corporate offices for the DG/FDs of the world only looked at the bottom line numbers, didn't care about the condition/quality of the workplace, and most stores are not in great shape. 

There are some exceptions, but the HOA dues normally kill your returns and there are all kinds of other issues having tenants living close together. 

With your $1,100 rent and the potential for an improved loan structure, it's worth reaching out to DSCR lenders who are flexible on reserves and leverage.Key Points:Highlight your strong FICO score and existing equity.If your DSCR ratio falls short, some lenders allow exceptions for high-FICO borrowers.

Period, full-stop, no exceptions. 

The borrower will need to be exceptionally qualified and have significant reserves (particularly for a jumbo or super jumbo loans of $1-2-5M++) Historically borrowers could qualify with 10-20% reserves of the amount financed, that could jump to 100%+ without significant state and federal intervention.

My logic behind a area to hold is basically is in my zone of knowledge that means close in and in a  A-B area .BIG fish can have the whole USA in their  zone .Outside of my zone I am thinking flip it there are exceptions like all rules . 

The best projects I've seen from my desk are folks who are doing hyper-targeted, well-researched deals that are generally in higher cost of living (there are exceptions) areas. 

The CPAs and EAs I see on BP are exceptional so make sure you reach out to and chat with a few of them too before making a decision. 

Think of it like a stock investing club that meets monthly to discuss, vet, and invest in stocks, except it's passive real estate investments.