Even just pulling Comps for bedrooms, bathrooms,sqft,acreage build year,only 5 comps come up within 5miles.add a 30x40 shop in the mix and a tiny home on a neighboring lot.1/4 acre pond. 3 storage buildings.brand new roof and hvac.

well I am one.. and pretty sure we have had props in Euclid.first one we had gouged the heck out of us.. second one is small shop and she has done a decent job if you ask me.

After some networking with other local investors I've come up with a few smaller shops that should have good insight into the best avenues, so will pursue that as well.

It's a great area within walking distance (5 minutes) to shopping, grocery, coffee shops, and historic neighborhood, and about 5 minute drive to downtown.They are asking $695K for it.

They are now shopping your deal and trying to find a real buyer before coming back to you and signing your assignment.

That guideline is lender specific, so I would suggest shopping it around. 

I just recently listened to you BP episode.I have also actively been looking in the Flagstaff area with the Short Term Shop agent over there after talking to Avery, @Luke Carl.

There have been lots of stop and starts with businesses opening for a few months to a year only to close due to rents being too high and not enough people to patronize the shops. 

As well as coffee shops like Bottoms Up Coffee are moving in and small microbreweries like Brew Dog and Land Grant 

As mentioned above your new rate should actually be 6-7 range not 8s so shop around.