You might also consider trying to raise the quality of the 10-inch and bringing in one or two national chains that will sign triple net leases

For the real estate side buyer and seller agree that a triple net rent of $45k a year is a good starting point

Why invest in real estate with cash earning 4% when a REIT can easily double or triple your return.

It's called a long term "triple net lease", also known as NNN. 

In my case I had a built-as triple zoned as a duplex, but the city wouldn't allow me to rezone it to a triplex. 

., (9) level of investment experience you have, (10) familiarity of the market, etc.As an investor, one of my primary responsibilities is risk management... my ability to fully understand all of the risks that I am taking and put processes/structures in place to minimize or control these risks.And if you are a successful risk manager, i have found that in REI you are able to mitigate the downside and generate returns that ARE NOT commensurate with the risks you are taking and do so by providing a triple win to your investors, your tenants, and yourself!

I would double and triple check my numbers and maybe even ask about them on Bigger Pockets before asking family and friends for money.

Based on what you are trying to do, a  Long Term Triple Net Lease (NNN) with an option to buy and right of first refusal would address most of your concerns.

Regardless I always double and triple check the work.  

I would consider duplex or triple investing in the My thinking was just that if I could get a foreclosure for 80-100 k in cash, then I might get at least 1000/month in rent, without adding to my debt.