If you keep doing the same thing, getting the same results, but expecting different results.....maybe it is time to try a different method. 

I've personally explored this myself but my typical transaction  size is $3-$8M and the required check sizes are too small for their services.

but that does not keep tons' of moms and pops doing it anyway

What will it cost to furnish the unit and keep it stocked with consumables?

Take them out for lunch and see the kind of person they are.

Keep grinding.

Just keep in mind that you need to be ready to run the numbers and make a decision fairly quickly.

At the end of the day, I'd say it's more of a personal preference.

While you are correct that you’ll be relying on your purchase of the replacement property to go through, there are a few strategies to use and language to add to the PSA to try and keep a seller honest and protect you as buyer.The attorney negotiating the sale and purchase should hedge the risk snd build in flexibility on both ends.

If someone injures themselves and sues, they will be suing the LLC and not you personally.