Initial License Training at Nuc Plants have about a 40% fail rate.What can I do to not sound like an affiliate marketer?

The best time to plant a tree was 20 years ago.

Two questions here:1) A friend wants to invest with me and doesn't just want interest for the money he's putting up, but rather to reap the benefit (or suffer the loss) of the venture.  

@Brandon VuThere's a saying that goes; the best time to plant a tree is 20 years ago.

Do you have to wait for them to leave and do this "between tenants" or do they suffer through the process and get compensated somehow?

He is an electrician by trade and I have picked up a lot from him in that field and also other skills that is just on the job landlord training.Recently the family business in one of the mixed use commercial areas suffered a fire and we had to move the entire business to the vacant commercial property in the other building.

Phoenixville was a steel town and when the plant shut down the town went downhill.

Meanwhile, A properties get hit with negative rent growth and concessions but don't suffer as bad in terms of turnover, delinquency and evictions because they can attract the good tenants that still have jobs just by lowering the rent and undercutting inferior properties. 

I would hate to make a mistake and have my wife and child suffer because of it.

And even though I’ve assisted many investors in my area, I’ve unfortunately like many, suffered great deal of analysis paralysis on my own real estate investments.