Don't hesitate (or give up) on shopping around for financing options that fit your needs from MANY banks- both near and far away. 

My husband/partner is a shop teacher in high school, and loves it and does amazing with the students.   

they hear locals talk about  2% rule or 4% rule or 10 caps or 15 caps.. and then they think well that's the norm.. and they then go shopping for 10 caps as Meeting their CRITERIA  ( which always cracks me up) Criteria I have a Criteria.. as you state the tenants in those areas were the cap rates are that high could give a rip about your criteria.Locals that self manage and run these things like minimum security prisons can make these work.. in some markets that include full time security officers and fenced in properties etc..  

The property is so much more work, risk, etc. since I am shopping in C- neighborhoods.

Revamped gift shop, updated website and redid logo, drone video of property and all new outdoor and room photos.

I'll have to shop around locally@Chris T.

@Craig Oram I'm in the apartment complex space and my advice would be to never shop on a budget when you're looking for real estate.

Call around and shop rates.

From an investing point of view, the city of Madison which is about 4 miles west of Huntsville is a growing area and they continue to build and add commercial properties and shopping centers in that area. 

He's going to shop around, he's just baffled that this has even happened - first time in his 30+ years of being a landlord.Thanks in advance.Best,Dan