Thrid owner to finance to a spanish contractor with good down payment around 10k-15k ( i did 12 of those this past year). 

Thanks You need insurance specific to non-owners occupied properties.

We typically trust our friend since they have over 500 properties and have sold us several and they did not know it was in the flood plains. the original owner tore it down to the studs on the inside and when he filed for a permit, the city mentioned that he probably knew that it required fema requirements of being raised about 30 inches.

You might want to search for other Subway's around where your property is located and try to get in touch with the franchisees/owners.

As a business owner it behooves you to thoroughly understand the state laws.

I see so many business owners try to do their own marketing and they get it wrong.

Yep, every remodel I did, the owners would get a letter from the City/County asking how much they had spent.

We were talking to the owner and the county wanted a different entrance and some other changes but another AZ season has come along and they still aren't open.

You can pull it off but it's not going to be easy.If you hire an experienced manager that person will teach you a lot and make you a better owner.

Our concern is he will contact the owners of these 2 lots, buy them, and really have some leverage over us then.