Just due diligence alone is tens of thousands of dollars and then you have title, attorneys fees, lenders fees, and on and on.There are some situations where you can buy a pharmacy for 5% down that has no annual increases in the primary term of the lease when you hit a certain DSCR on a BBB- plus credit tenant but you still have to qualify as a borrower and those properties are one in a thousand.Let's play out theoretically that you could buy a property with 2% down.

When you say brand new pharmacies do you mean that I would have to build one?

Depending on the practice you could use the drive through for prescriptions to pick up or have a mini pharmacy there.

There are condos that cost almost twice as much in LB with the same amount of rooms and baths but in less than convenient locations and with an estimated mortgage of $2000.The condo is walking distance (less than 5 mins away) to food stores and pharmacies.

Keep in mind NOT ALL college kids are the same, But if they choose to live in this area, then they are...If your buying in this section all the due diligence in the world wont help you.Now my suggestion is to move away from the "typical" Student rentals, You can still rent to other students Albany has Lots of colleges,  Target  med or law students or even pharmacy, This is a different neighbor hood, you will spend 30-50k more on a duplex, but will have a much easier go at it.Im not saying you should never rent to students, Im saying make sure you word your questions properly and work with someone who knows the area and what you want.

Multifamily you can get in with 75% LTV and on top of that lenders will let a seller hold a second of 10 to 15% thereby increasing your leverage into a larger property with more upside (of course bought correctly).With triple net you can get in as little as 5% down on certain properties like a pharmacy with a brand new lease in place but you will not get close to a 10 cap.You are getting ultimate security for your money versus other RE investments so the CAP reflects that.Those type of properties are more annuity type properties that you hold long term to be paid off for retirement.If you want yield in triple net and good rent bumps you go for restaurants etc. but those require more down (around 20%) bbut purchase price is lower as lenders have less appetite to fund those.

I'm not in a financial position to take down the proverbial NNN Pharmacy at 5%.

In 2011 I got accepted to pharmacy school at Wayne State University, and needed to find some housing closer to school to avoid a 2 hour commute.

The lot is narrow and deep so the possible uses are limited for something such as fast food or a single tenant office, however together with the adjacent corner lot it would be perfect for a pharmacy or small retail development.

My name is Tyler and I am a full-time student at UTDallas, a full-time hospital pharmacy technician, a husband, and father of 2 (soon to be 3).