RE LLCs are a pain in this state.  

Having had a property that was in Glendale when I lived in Tucson, I just want to express what a big pain in the rear that rehab/rental became. 

It was a long and painful process but it was done by the book and in full accordance with the securities regulators.

It causes way more pain than you think its worth.Go do a deal. 

Do you know what his pain point is? 

You need to get to them while they're feeling their pain.

We share the passion but know of the pain which helps keep some reality checks in the mix.  

Option 1 is best if you are not a savvy investor going thru the pains of building and selling retail.

Sure, you can acquire it with creative financing like land contracts, seller carry backs, sandwich lease options, credit cards, signature lines, HELOC on primary residence, etc but you'll be so overleveraged with so little reserves that the slightest hiccup could put you in a very bad and painful place.

I can't help but feel your pain.