I think you can definitely choose to shop around a little for lower closing costs.

I'm not sure I'd want to change zoning, the variance you have can be more valuable and I might suggest you look at a small mixed use, say an office or barber shop or something and living quarters.

My crystal ball is in the shop. 

If you aren't currently using a management company, start shopping for one.

I recently built a new shop for my business and now I will be collecting the rent checks instead of giving them away.  

Much easier for me to shop when I know what I'm looking for.I will reach out to everyone individually that has asked for details. 

We focus on destination type tenants ( karate schools, barber shops, hair salons, nail places, restaurants, doctor offices, environmentally friendly dry cleaners, etc. ).

. :)Cost Analysis Performed as Rental Property $400KIn:Southeast Market8 Unit MultifamilyCompletely Remodeled, Renovated and UpdatedConveniently located to restaurants, downtown, shopping, etc....Additional Income from Coin-Operated LaundryCorner Lot, Great FrontageRent - $68,940.00Out:(Annual) Actual Taxes - $3,651.00(Annual) Estimated Insurance - $2,280.00(Annual) Property management (optional) - $5,515.20(Annual) Misc -$10,956.00Net:$46,537.80Earn:Total yearly equates to -$46,537.80CR: 12% Net Operating Income$45,421

The pads I threw away held all the moisture, but I still Shop-Vacced the carpet and left a fan there for them to run for a few days.We just bought this place in 2012 and have had this same tenant the whole time.

AVR $78,320.00 The Town of is being rejuvenated with investors like Marriott Hotels breaking ground less that 10 blocks away, a Bay City physician investing in restoration of downtown buildings and putting in shops along the river front, local thriving College, recreation activities for kayaking, bicycle riding, fishing along Kalmazoo River and a great sense of renewed pride in the local community.