Misquoting, embellishment of what someone says, nit picking at a number asking for proof, avoiding the bigger picture of a topic or main concerns in order to make your point.

@Luisito Espanola Right now my main strategy is buying tax liens.

A large great room on the main floor which will include the kitchen, a fireplace and two siting areas.  

That would probably help you cash flow as well... but I would still try to avoid levering up the main practice.One other thought would be that if you do acquire the mixed use property I would hire a property manager to run the mixed use building to witch your dental practice would pay rent just like the other tenants.

My main concern is what is your explanation for the high vacancy with below market rents situation?

There is an area called Zona Sul (mainly Ipanema, Leblon, Lagoa) where real states are always a great deal.

and month to month works, too....but (here is the main issue  I see)... 

I will have around 12500 to invest once I close on the main residence and my friends are looking to invest around 10k each putting us at a total of 32500.

The great state of CA realized this way back in the 60's in those days you had to file and receive a "public report" to sell of subdivisions this was issued by the department of real estate and it was a basic disclosure doc... one of the main disclosures was that it could be very difficult to resell your property for what you paid for it because your not a highly organized sales organization...

The road infrastructure in the eastern county foothills is terrible; a maze of deadends with few main roads, and the county has no plans to ease access with new through-roads.