With the considerations I have outlined above for missing and low expenses, I think you will be cash flowing negative for many years before this property finally starts to support itself.

My concern is your PM contact did great when he had a (small) company supporting him.

The reality is that our world as we knew it is going to be different for a while - but the reality remains that we all have to support our way through it.Stay well...

Bank of America announced Thursday afternoon that it is extending “additional support for consumer and small business clients experiencing hardship from the impact of the coronavirus.”

So now, I have 2 outlets coming from presumably the same line, supporting regular household items like a pc, and phone, and a lamp.

More to learn from here in our BP site, and more supportive members to help you out too.  

Luckily we found a particular insurance clause that supported. https://www.bakerdonelson.com/coronavirus-impact-on-office-retail-and-industrial-leases

I'm a complete newbie in real estate investing, still trying to get to that first deal.My reasons for wanting to crush it in real estate is that I want to be able to give my wife and children the lifestyle we've all dreamed of, and make retirement a real possibility.My reasons for not having jumped in already is that I know my tendency to go straight for the elite level, not taking the time to build the infrastructure to support that level of success. 

I reviewed the contract and could not find any specific language supporting her statement regarding the broker fees. 

Called numerous times and left voicemails at all level of seniority.