The gun shop has been extremely profitable within its first year and we are dumping all of its revenue into ineventory and paying off the building.My main goal out of all of this is to spend more time with my family.

Also by looking into 5 units and above and going into the commercial loan side of things, will they have have document demands or do they mainly look at current rents coming in to the property?

Factor that in too. 

The main reason that we cannot agree on a purchase price is because the home owner believes that I am over-estimating the repairs needed to achieve a higher profit in the end.

Do you have a cash reserve, or have you factored in saving part of monthly rents to build up a reserve?  

The no evictions ever is because if someone has been through the process, they aren't scared of it anymore, and the fear factor is huge leverage in getting a non-paying tenant out before having to invest in what can easily be a 4+ month process here.

@Patrick PhilipThat depends on a few but very important factors. 

It depends on many factors: net worth, risk tolerance, future goals.

Those that don't stay ahead of the curve will be left behind.I'd be more concerned about the various factors playing into home ownership trends if your investment vehicle is SFH - such as home ownership among millennials, aging population, consumer and student debt, etc. 

I have four 6 plexes in Louisville on the same street and they all do not have locks on the main doors, just a handle to open them.I need to add locks so the tenants have some added security.