@Michael Plante My strategy is buy & hold multi-family, focusing on depressed/motivated seller properties that can be rehabbed and rented out for cash flow; BRRRR preferable if the numbers and financing work. 

@Michael Plante the month to month tenant sometimes goes up to three weeks, the most recent trick is to pay a portion so she is supposed to pay $1000 on the first she paid $400 on the 11th.

@Grant GriffithsI'd keep looking into that lease option (contract sell) type of stuff.On the feedback: the possible correctable ones I see there are:Plant a cheap row of young plants that way at least when the concern of backing to an apartment comes up, you can play up the long term that there will be a privacy hedgerow.The other two concerns I doubt you can do much about at this point.Good luck.  

@Michael Plante because we entered the unit due to a maintenance emergency as mentioned in the post.

@Michael Plante Account Closed My apologies - I completely missed the fact that you're a licensed agent. 

@Michael Plante FULL DISCLOSURE: no experience yet in commercial property (except MF residential) ...and only done rehabs, no building/development.Isn't commercial really just a waiting game anyway?

@Michael Plante That's a good point.

@Michael Plante 4 years

@Michael Plante have you found this useful and worth the investment?

@Michael Plante had a good suggestion but I put that on my accountant to figure it out.