I personally don't think you should put so much pressure/emphasis on the low CoC return that the property holds as an LTR.

-Mechanical starts on Monday.

Hey Grant, glad to see there are some other people around my age in the area, I'm 23, just graduated college from Iowa State in Mechanical Engineering.

PM in house and very good  ( this is the key for all investors can't emphasis enough)3.

My goals is to retire in 10 years and spend as much time with my family on top of that I'm also handicap so I cannot be able to keep up with the legwork of running and keeping up with a business at an older age.I have a HVAC mechanical business in NY we gross few million a year

People place too much emphasis on paper and not enough on relationships, value, and public service.

Put some sort of plate on the exterior door side so hopefully the white doors don't get as dirty.Even the ones that they use for cabinets, won't you have to adjust the door frame area a bit to fit the mechanism into it?

It was set up to be a huge restaurant - I know zoning may be an issue, but it's at the intersection of 2 state routes and across the street is a car mechanic and a lumber yard. 

There was seepage and required tuckpointing repairs noted in the basement (the basement is unfinished and used for storage / laundry / mechanical purposes) - is this something I should be seriously concerned when thinking long term and what might these issues point to?

Get an inspection done and check everything from mechanical, roof, electrical.