How much risk do you carry vs them? 

I'm interested in running the business without being involved in the daily operations of the facility after the first year.

Also, explore creative financing options that might balance your partner’s limited credit/cash flow without putting all the risk on you.If you're attorney can't clearly articulate this, maybe it's time to find a new one.

I was involved in a bunch of industries—from wellness and gyms to digital marketing and consumer products.

This deal stood out due to its strong resale potential and minimal risk.

With rapid appreciation and cash-out refinancing, you will only need a small portion of that amount.Low risk of natural disasters.

Seller was behind on pay HOA payments and in risk for losing the property.

That is a mouthful, but again, a patient investor with the right risk profile, can be successful in Huntsville.  

You risk the chance of being sued for not letting someone apply that asked.Hope this helps, feel free to reach out if you have any other questions

Obviously you can maintain a stronger presence and level of involvement investing in properties near you.