@Jon Crosby this is a great, simple tool.Mike

Thanks for all the great suggestions.

Just having a coach or group that could have said some pretty simple things to help me avoid those investor mistakes, would have saved me from a year and a half lawsuit.

Simple answer for an investment is you value the cash flow, NOI / Cap Rate - Value. 

Option 3 suggests having another discussion with the credit union to negotiate terms or explore alternative loan options within the institution.

If not, any suggestions for somebody with limited capital seeking a cash flowing property? 

I’d suggest starting out by networking with as many other investors as possible and being an active participant in the forums.

If you decide to go this route, I strongly suggest you have the same expiration date for all the leases. 

For future investments, I'd suggest a small multi-family that cash flows.

If you are an investor looking to branch off and diversify your portfolio beyond your local borders, I highly suggest you find an investor friendly agent to help guide you through the process of finding your next deal.