Your worries about finding deals with enough equity spread may be an indicator that you need to continue to educate yourself.

Most community operators and most retailers now have, and depend on websites to drive traffic to their leasing and sales operations.

@J Scott, yeah you're describing an operation more significant than just someone with a couple of flips going on. 

Monthly Income:$2,300.00 Monthly Expenses:$2,289.26 Monthly Cashflow:$10.74 Pro Forma Cap Rate:3.61% NOI:$5,960.00 Total Cash Needed:$46,753.91 Cash on Cash ROI:0.28% Purchase Cap Rate:4.26% Total operating expenses:Mortgage expenses:Vacancy:$115.00Repairs:$115.00CapEx:$230.00Water & Sewer:$20.00Insurance:$100.00Management:$230.00P&I:$485.92Property Taxes:$483.33Misc:$510.00

But of course continue with your remaining due diligence by talking to the prior landlords and employers is a must.

Maybe it isn't the "mini mart" that is the problem, rather the operator of the mini mart.  

I have a 401(k) at my former employer, and I plan to continue saving in my 401(k) at my new employer.

But that was before I read the Rules and Terms of Use, and figured out what I could and could not do.So please continue to interact in the forums, and ask questions and respond to posts when you know the answer.

I really would like to understand how to invest in Real Estate and become successful at it so I can be an example of success and also continue this tradition of charity by informing the uninformed.

She is also interested in buying more properties and continuing this process after some talking from the things I have been learning up here and looking to implement.