Ive noticed there are some sketchy wholesalers and some that put a bad name on the industry.

However, I see a lot of industry people (from Reddit and on BiggerPockets) advocating for commercial property management as opposed to residential due to the possibility of an early career burnout since residential management is demanding and apparently toxic.

My wife makes an OK income but still not enough for us to live on it exclusively. 

@Daniel Drewyor If possible get an exclusive septic inspector, who only inspects the systems, not a septic company who builds them, pumps them etc because these companies have an interest in telling you there’s something wrong to sell you their service.

One thing you could do that might really benefit you, is to find a small business coach (preferably one that knows the food/drink industry). 

For those not in the industry the reason lenders wont go that low is  really simply a math problem.. if they have to stick to their pricing sale 2 and 12 or so and its a 30k loan.. thats a whopping 600 in points and very small amount of interest payments which are always shared with teh investor or credit line or wall st guidance line they have to   HML make money on the delta between what their capital costs and what they can put it out for.. then you have defaults the cost in many of these Eastern states and time lines to foreclosure is hugely expensive and time lines are forever.. so if your only making 1k or 1500 on a file and have to foreclosure you just lost a bunch of dough. it takes no more time or effort to do a 500k HML at 2 points  10k of revenue to lender and the delta on interest of course is much nicer.

Warranty companies use exclusions as a way to avoid payout.

The reason is that there is a huge diversity of jobs by industry that is a huge advantage over any other areas of Texas and other parts of the country for that matter.

Obviously, you could go back further to the downfall of heavy industry, but with plans in place for redevelopment along the riverfront (https://www.norristown.org/424...) there is a ton of money being thrown at the area.

So to be as transparent as possible, I am coming into this industry with no connections or friends to leverage my position.