However, I was just distressed seller myself, so I know what it's like to be in their shoes.

Try to walk a day in his shoes and you will experience your scenario every day.

Out of the 50 or 60 books on business and investing that I have listened to in the past 3 years I prescribed more to Secrets of the Millionaire Mind, Rich Dad’s Cash Flow Quadrant and Why ‘A’ Students Work for ‘B’ Students, Shoe Dog, Pitch Anything, Sell or Be Sold, The 10X Rule, The ABC’s of Real Estate Investing, and the classic The Richest Man in Babylon.

Please keep in mind that many entrepreneurs and investors leverage stable, well-paying W-2 jobs while growing their portfolios and businesses (read the excellent Phil Knight autobiography Shoe Dog for a great example of this.)  

If I was in your shoes I would look for something that needs a lot of cosmetic work.

@Travis Bodnar,  your post has me smiling because I was in your shoes back in the day.... 

If I were in your shoes, and I have been!

If I was in your shoes I would consider getting into a trade that would help with real estate investing, like HVAC, plumbing, or electrician.

@Jessie Nunley"Don't take advice from anyone you wouldn't trade shoes with"Don't worry about them, you will get A LOT of negative feedback, being scared about the "what if" scenarios, whereas if you have a business plan-- trust it and move forward!  

Heaven help the rust belt when the shoe falls.