Above all health and safety should be your concern, and then profit.

I remodeled the whole bathroom with a nice tile tub-surround, new vanity and all that jazz..new kitchen appliances, yet no one has really jumped on it.Nathan G. 

Coffee shops don't have Fair Housing regulations to follow, but they have health and saftey regulation, and  customer service is always important in any business, coffee shops have repeat customers and depend on them to sustain their livelihood. 

@Benjamin Barredo Job growth and population growth are huge for gauging the health of an investment area.

I don't know anyone that serves in the military and gets out without some type of health issue...knees, back, ptsd, etc.

I need two relatively basic rental quality shower and tub installed and the old fiberglass showers removed.

You have 2 hospitals, multiple universities, a law school and a medical/health sciences school bringing in quality tenants.I tend to try to stay west of University and south of 4th St. - I don't have any intention to slum lord east of I-27 or deal with some of the large duplex neighborhoods off of Erskine St - that's just my personal opinion.Let me know if you ever need anything in town.  

I have the private lender to get 65% of the funds but a partner back out due to personal health reason.

Landlord wants highest rents, annual rent increases with personal guarantee on the lease, and disclosure of ongoing sales to see trending health of the business to mitigate risk etc.Tenants want low rent, short term lease with early termination outs, no personal guarantee, no disclosure of sales, rents that go up in blocks every 3 to 5 years instead of annually etc.This is why when you develop a site as a landlord you want the best of the best site so you control the terms of the leases as many tenants want to be there with only so many spaces available.

If you do not have an emergency fund then I would suggest your yearly cash flow goal be at least what your current expenses are plus the additional cost for health care.