This was also an odd deal because this property was so close to the train tracks- it was practically a train car.

I'd definitely invest in yourself with giving time to listen to the BP podcasts to help you decide which strategy and location you'd like to focus on - think in the car, doing chores, traveling, etc...any spare time you have where you can focus on two things at once!

-the tenant is a friend of mine, and I believe his car and address for employment and bills is still listed at his parents' house a few cities over. 

Couple things in your way: buying house from Dad isn't arm's length transaction; $23000 annual income = $1916 a month how much credit cars/student loans/vehicles/ and primary residence payments/ is there depreciation added back to that number?

seller approached my partner wanting to sell an outdated car repair shop. we negotiated the deal from $170,000 to $120,000 being as we needed to put in some serious remodeling.

This is pretty much how banks do things too - the idea is that not only do you have to afford your rent - but also your electric, your food, your car, your insurance, your gas, internet, etc.  

We used the money to pay her car note off and did our primary home remodeling so now she's happy and on board for future deals.

I've had several instances when a seller came back to me years later and asked for some "help" with their old subject-to loan when obtaining new house or car financing. 

Attached onto the building is also a 3 bay car wash.

Have you gotten in a google car and looked around?