On the other side is an auto shop with 20 spaces.  

LLCs can be attacked based upon your personal issues like auto accidents and such.

Only insure to mitigate financial risks that would seriously harm you financially on the off-chance they occur (catastrophic health insurance, home insurance, and, for most, auto insurance).Regular repairs and replacement of items covered via home warranties should not seriously harm someone financially; if they do, you do not need to purchase the property.

I would recommend you have your agent set you up with an auto search on the mls that meets your criteria, and start getting a feel for the homes, areas, conditions, and price points that they are going for.

I switched brokers a few years back, and the new one recently didn't answer my phone call or emails on term life insurance, and when I call and had a question on my auto policy.

Waste time waste money.Simple solution worked great.Buy regular large capacity wash dryer used but under warrantyChange lock on entry door to laundry room with push button code key lock $40 from lowes that auto locks itself and charge $25 per unit to get access to code.

Automated offer system operators often have automated systems that auto-respond with offers of 70% (maybe more) of zestimate, offer 2 of 100% seller financing at zestimate,  if no or low equity we still can buy but the offer depends on their specifics, call for details.But since youre running a low volume campaign to get the highest lead conversion you need to immediate call back, ask when can we meet at the house.   

Between auto searches for new properties and solds, and the ability to download years of historic data to excel, we have all the information we could possibly want or need.

@Alex WaiteI used Venmo for the first month’s rent and I had my tenants sign up for cozy to setup auto payments.

@Dave Carpenter thanks so much. basically what i am looking at is a car wash with 4 self service bays and 1 touchless automatic. guy is asking 375k and it grosses 100k per year. the property is in excellent shape. he owns another one in town too (already under contract) and have been in his family for decades. id be looking to bring the price down a bit and utilize an SBA loan. the property is in a blue collar town. everyone takes great pride in their honda civics. most of the houses there are multi family and do not lend much space to washing your car at home. the property gets a good amount of traffic and is surrounded by some small auto dealerships and other small businesses, multi family houses and apartments.