Steve had a good solution and although I dont disagree with him, Im not trying to be a real estate agent, it isnt something i want to do, i want to partner with some to make multiple deals over the long term on non performing properties that result in wins for all concerned. 

When I'm involved with a project at work I want to do my best to achieve success in providing better solution according to situation.

If you choose to invest in a market distant from your own it may be very advisable to find a trustworthy local partner or property manager who can help you monitor your investments, at least until you become expert in that market yourself.

I think refinancing an existing property is a great solution.

I am a seasoned solutions provider as a network /security engineer for over 20 years.  

@Matt Fisher I train people to buy cash or terms so I want the word "solutions" in the name because it suggests there is a problem.

I said that half in jest but my point is that is a possible solution that most wouldn't think of.

Have traditional lender lined up but you usually have to wait 6 months for cash out talk with your local lenders for solutions or partner with a family member as a last resort

yep u can propose a contingency/rider that allows u to exit before lease terminates if your business fails during the lease term however it reduces chances of the PM/owner taking it seriously as they would then have to monitor ur monthly revenues (something many commercial owners do anyway in order to assess royalties due) or proof of lack thereof

We installed an alarm system - we own the equipment and don't have a contract, so when a future tenant moves in (hopefully these tenants will stay a while), we'll pay for the monitoring month to month as long as it's vacant.Yes, it was a $600 investment in the equipment, but the pipe theft cost us over $1700 and we had no insurance for theft.