If so, you're in the market for a typical midterm tenant of 30-90 days.

Typically I use commercial lending which is 20% down on LTC regardless of ARV in most cases which would equate to around $90,000 and I want to drive that number down.

I’m probably not your typical agent any more than you’re a typical unrepped buyer lol.  

Often the borrower/buyer will pay for a title insurance policy to insure against title issues or flaws, but it's usually a rider to a standard title insurance policy the seller typically pays for.

The general investment profile of recent investors are second home or vacation home buyers, typically from out of State or area, and looking to take advantage of the diminishing benefit of the 'STR Loophole' of accelerated depreciation to offset high W-2 wage taxes. 

Typically, people will quit claim deed the property over into the LLC's name knowing that they run the VERY small risk that the lender could call the loan due using the due-on-sale clause.

For the shoe store that would include things like your utilities, rent on your store, the salaries you pay your employees, bookkeeping, advertising, insurance, and probably lots of other stuff.

Utilities are not far away but not on site.

The max HUD rent in your "typical section 8 neighborhoods" is right in line with market rent.

When I run numbers most of the deals don't work for me, and the ones that do typically end up having more problems than I have money or someone offers more than I can.