Do you have the ability to close on the contract yourself under the terms of that contract? 

The answer is a combination of knowing the numbers, your projections of those numbers in the future, and your confidence in your ability to do the analysis. 

Additionally, a larger property like this is valued based on the actual cash flow, not sales comps, so you have the ability to force appreciation faster with efficient management.Adding the a 5-10 unit may also increase the amount of time you spend getting you closer to the 'Real Estate Professional' status for tax purposes opening up room for offsetting some W-2 income on taxes.  

I know it is alot, but I thought with a open schedule and possible ability to get this property at a discounted price it could bring in some return as I would have an easy tenant and location is perfect. 

I have some brokers telling me that it's still a rent PSF calculation, but I'm just not seeing how that's an accurate way to price it b/c of the effect a drive thru has on the ability has to drive traffic.

With cash value life insurance whatever is left after paying salesperson's commissions is earning a nominal return, you don't have the ability to invest these funds (unless you take a loan from the policy, think of this, you have to borrow your own money and pay interest to the insurance company on the loan!

I have a visa and although there are advantages to having my visa for lending and travel, it also allows me the ability to live in the US without restrictions that a Canadian would have without one. 

Generally by looking at the listing pictures and reading the remarks I wanted to weed out properties that you could say had $5k-$10k of capital improvements invested into them between when they were sold in 2017 and then sold again in 2022.

I want to build a legacy for my family and have the ability to take care of my parents and in-laws in the future.

Is building over the drive through limiting your ability to punch a hole in a wall, re-stripe the traffic pattern and, and put in a restaurant drive thru, when/if the time comes?