Howdy @Kelly AllgaierYou did not include Vacancy or CapEx reserves in your analysis.  

The second contractor did not charge me for his services, I had to deal with and pay the subcontractors directly, and there was one who did a poor job, mainly because he needed direction (and that's what a GC is for). 

Typically, employer sponsored plans can not be rolled over until you are either no longer working for this employer or reach a retirement age.To find out for sure contact your employer (or plan administrator) and inquire with them if they allow for "in-service distribution". 

@Tim Marquess if she wants to stay in the property until she finds another place, direct her to the Airbnb site and tell her to make reservations.  

What does that look like.Interest Rate, last if the seller is selling at face value, are you ok with the interest rate being paid and keep in mind you will probably be paying a servicer out of that monthly payment - my servicer charges $18.50 a payment.  

Also help manage a painting business in here in Atlanta please let me know if i can be of service.

Figure 25% down (on small multi), closing costs, and setting aside reserves.  

Looking for full service contractors to manage the project fro start to completion.

I understand building in additional income, but I think you are doing a long term dis-service to yourself in that respect.  

They typically want 35 to 40% down for STNL.If it was corporate guarantee and BBB- investment grade or better tenant then loan terms tend to be better with less down.Would require operator to give personal guarantee. 20 unit operator means nothing if they do not personally guarantee or they can put lease under just 1 to 4 stores for guarantee.Would want rental increases every year. 1% rent increase is generally reserved for corporate.