For example, a corner restaurant will do well if its catering to the foot crowd of those wanting to grab lunch while they are out and about running errands.

This isn't a matter of the line being a foot one way or the other, but a piece of land behind yours-it will be clearly visible on the lot diagrams. 

Purchase 2/1 under 1000 sq ft living area with over 7k lots in areas where the price per sq foot is over $500 per sq ft (a lot of areas in LA county) : fixers purchase them anywhere between 90% to 70% of ARV (they can even be at 100% of ARV as in retail) if in a great area and a great lot. and ADD 500 to 1000 sq ft to living space | Renovate existing sq ft to match new home | ADD ADU (2nd unit or convert the garage). 

After a couple of times of giving in I laid my foot down.

Thank You, Derek Derek, to give you the 10,000 foot overview in my perspective and what I do...see below1) Most developers have an excel based proforma or underwriting. 

I have multiple plans in life but I would like to start off on the right foot with some good cash flow.

Purchase price: $96,000 Cash invested: $110,000 Sale price: $168,000 If space is what you need at a great value per square foot....you hit the jackpot!

For $1-1.50 more per square foot installed than carpet, all-day everyday.  

Just keep putting one foot in front of the other and you will reach and exceed that goal before you know it.

Or are the tenants residing in your property but their company is footing the bill?