Especially with commercial loans there is generally not a lot of heart ache about allowing you to contribute into an LLC.

I know they sound hard-hearted, but I can understand someone who's 21 or 22 and just starting out getting one of your places; I can't fathom someone who's 60 and married all their life getting one. 

I guess my heart is to big (not the greatest trait for thIs busIness) and understand not everyone has $ in reserves.

C3 zoning in Atlanta is considered "commercial-residential" so there's nothing an underwriter would have heart burn over.Once you own the building and the land next to it, your use, unless specified in your mortgage note (or unless it's illegal like a brothel or a meth lab) is up to you. 

The contract can say "Buyer may market until their hearts content and take out TV ads on this property".

The kitchen is the heart of the home, spend the money on a nice quality product. 

To me at least, that seems like a much better first filter than any "rule" If it passes that sniff test then you make an offer at your price and model to your hearts content.

Sometimes we have to be cold hearted, although we might feel bad for tenants, previous owners (in this case), etc.

This business relies heavily on relationships which is why I think this is such a crucial action to do if you are looking to invest in a market.Long story short is I whole heartedly believe if you are looking to invest out of state you need to take the time to go out there for yourself and see the city/market in person.

Are the mechanicals (furnace/boiler/water heart/appliances/etc) of the property sound or are you going to be making an investment in these in the near future?