-Nobody here likes swamp coolers anymore (it is a desert thing lol).

You can check the fha loan limits here https://entp.hud.gov/idapp/html/hicost1.cfm Usually you can close in about 45 days 

Again, counties are different, but typically county/township workers hardest and most thoughtful part of the day is taking 45 minutes at 11:00 to decide where to go for lunch before they hit the water cooler for the 15 minutes before it.

He is probably telling a story of building inventory.Wind is caused by convection of warn and cooler air mixing, the greater the temperature difference the stronger the wind.

But it's not getting the house cool enough.Me:  "Unfortunately, residential a/c systems can typically only get a home 15-20 degrees cooler than the outside temperature. 

Look at your big ticket items like HVAC, furnace, swamp cooler, water heater and garage doors.

The rest of the house needs flooring and paint and the ceiling under the evaporative cooler need to be replaced due to the cooler leaking.What do you think?

The site is over an acre, so that's not an issue either.Store building is around 4k sqft, and has a food counter inside (probably about 2-2.5k of the building is the retail portion, rest is kitchen/office/coolers)The idea is purchase then lease out, but of course while running there should be enough money because if it isn't profitable for an owner it definitely wouldn't be profitable for a tenant.

I envy you in that you have a career helping people every day, so much cooler than us boring real estate investors.

A $50 upgrade or used ac unit for a tenants kids bedroom because they can't afford it and you know the kids are sleeping in the living room where it's cooler.. can go a long way in tenant relations/retention while not necessarily breaking your bank.