When you say they were incompetent can you provide more feedback for novice investors. 

With the amount of support they provide I am not against settling for an 8/10 deal. 

As for non-bank loans, I'm familiar with a loan program that provides 100% financing, but it requires a minimum 650 credit score and proof of funds covering 12 months of interest.

But perhaps you would be better served helping a local experienced investor find deals and ask them to show you exactly how they analyze deals, what's good vs bad, how do they finance (debt vs equity) etc etc and understand their business model that has a proven track record by providing value to them.

An experienced investment team can provide invaluable assistance in finding, vetting, inspecting, renovating, and managing properties effectively in your chosen market.

The ADA defines "readily achievable" as “easily accomplishable and able to be carried out without much difficulty or expense.”Without much difficulty or expense is substantially different for a small mom and pop restaurant than it is for Google or TJ Max.

Happy to connect and provide you with a list of the local meet ups. my cell and email are below! 

I am glad you all provided a detailed explanation to help me understand.  

Thanks in advance for any help you can provide!

So, your focus may need to pivot from high rental cash flow to little to no cash flow as a rental with an appreciation upside.I would recommend taking your $150K to $200K and securing a solid equity position in something that will cover its expenses and maybe provide a small cash flow, but then is poised to appreciate nicely over the course of the next several years.