You will want to move forward with a system that you are comfortable with - some want more safety/privacy as they begin investing while others have more aggressive investment styles. 

The city has declared that the car wash cannot do business there until the building is tore down or a structural engineer gives the okay regarding safety.

I am very picky and patiently wait for good things to come around. 

Why not create a consulting service to apartment owners and operators where for a flat fee you inspect their properties to identify opportunities to reduce safety hazards; improve emergency response; reduce fire risks/improve fire suppression; suggest actions/improvements that would reduce their insurance premiums, etc.  

That bedroom decor...the living room with the twig art...and that crib, the width of the openings can be within current safety code (not that your going to get that when you buy the house it’s a distraction).

I was going to address the check later on it is not a safety issue it a cosmetic issue. 

My suggestion for you is to be patient and look for a detached duplex with at least 0.75% rent to cost ratio that has both units in need of a rehab (safest value add).  

Be patient, be a good friend and good things will happen! 

You profited by being helpful and patient as well as applying knowledge.  

If you don't feel like its a deal be patient and wait for the right one.