My question / concern is about timing. 

However my real concern is you mentioned that your bills depend on their ability to pay as well which implies that you don't have sufficient cash reserves to handle financial hiccups without putting yourself and your family in a financial tight spot. 

But, I assume you are aware of that and obviously not concerned, since you thought it was smart to "purposely" choose your wording and post it as a headline, on a public website, for the world to see.

My biggest concern at this point in my process is to ensure that I'm asking all of the right questions and doing my due diligence to ensure that my investment is 'safe'.I'd really appreciate it if folks in this group would throw out questions that I need to be asking. 

No you do not, just keep them in the loop so they don't get confused or concerned about a new company showing up .Most tenants wouldn't care unless the company doesn't take care of them as good as the last.Good luck

I would love to get a solid property with a low dp but the distance from my job is my only concern with underwriting.

While the long-term effects of the pandemic on the retail industry are uncertain, it’s critical that investors closely monitor tenant mixes and uses to develop a better understanding of potential future vulnerabilities.TIP: If you are evaluating an investment and are concerned about the financial stability or viability of the tenants, underwriting a higher vacancy level or reserving more capital is recommended.

My concern is that 2 months of vacancy, 4/6 weeks of reno then 2/3 weeks of marketing can take me to end of Summer/school begins/ prime rent season.Oh yeah a potential loss of 7K rental income.But besides being great T's, there are 4 months for her to prepare

I'm sure it might work for some folks, but for security/liability concerns with a bunch of diffrent guests all in a shared space I wouldn't want to deal with that.Mike

Also concerned that the county bought the land across the street and chain linked it all up (not sure what they plan with that, any way to find out).