Nearest grocery store is 6 miles away.

And it's like what happens at the gun store when the government starts talking about gun control.

My current PM breaks it into materials with receipts from the store, and labor. 

Hi Alex,  Your advice feels like a breathe of fresh air. 

Let me know when you would like to chat and go through the details since its still fresh in my head!

Having just sold your business and starting fresh, it will be difficult to get financing for another 2 years.

With that said, if you start fresh you will most likely be in on the GP side with newer investors, learning as you go type of situation. 

A grocery store "could" send her to jail for shoplifting a $1.99 box of Hamburger Helper. 

I'm not a huge fan of pastel color interiors; a fresh paint job and some hardwood floors (or vinyl wood flooring) may change your perspective on the entire place (crazy what a few changes like that can really do for the look and feel of a property); again, seems like it is in great condition.

Delayed Financing " on your freshly cash-paid property is immediately allowed and appraised at the purchased price plus documented improvement costs " with LTVs up to 75% on primary residence or 70% on investment property by my bank institution.