@John Cicilioni, sorry to hear your situation, and it should be a lesson for all of us... especially for new investors.I don't know the contractor license board requirements in PA, but in CA, contractors are only allowed to acquire 10% of the total sum of the project... or $1k max as retainer fee. 

Retain the services of a seasoned real estate lawyer.

., not having to hire or retain bonehads that think any real work is beneath them.

The current broker retained by the selling tenant doesn't have access to AIR but has access to CAR. 

(End).Retain any returned mail as documentation of your efforts to comply with Tenant/Landlord Law and move on happily that the 'wandering ex-tenants' are gone. 

Under current bankruptcy law I see no way to use bankruptcy to retain possession of real property while discharging debts, unless one is willing to lie under oath.  

So, I think paying by any method where you can retain a proof of payment should be sufficient.

Usually landlords retain some maintenance issues for major repairs, such as a roof or the exterior building.A commercial tenant may acquire a hazard insurance policy under a lease, unlike a residential tenant as they may have such liability and therefore an insurable interest in the property and may include or exclude certain items, such as the exterior building and roof, which will be covered under an owner's policy.As to the Option, no Option may require performance of any kind by the buyer/optionee to be performed over the term of the agreement.

I use the lowest % I can get away with, since the % of the rent I retain for this has a direct impact on how much the CAPEX repair will actually cost me. 

I'd recommend you aim to spend $50k or less of your cash on your first one, to work out some kinks and level up your experience, knowledge and comfort- and reduce your risk and retain a buffer for unforeseen problems, maintenance, etc.