It’s more that I’m already on the 20 yard line, but to hire a new realtor today means they’re getting paid to drive the whole field.

If it's not safe to live in, they won't lend on it :( If you will be living in it, an FHA 203k renovation loan might work.

I am thinking if the shop owner really is making that much, then this should be a safe deal where I can use the $7000 to cash flow and get $105,000 in a year.

(Costar is an option too but that is the priciest of the 3)If you are only investing locally then your best option would be to "Drive for Dollars" and find properties that look neglected and cold call or direct mail those owners.

I sometimes drive in excess of the speed limit.

You the landlord is only responsible for providing a safe and comfortable living environment, clean water and heat to your tenant.  

These are not drive through units.

On a leisurely drive with my realestate agent at the time.

Only thing i can see that im doing wrong, is holding the security deposit in a safe, instead of a bank.

A couple follow-up questions:Is it pretty safe to expect interest rates to continue to rise in the next few years?