I discovered bigger pockets, bought some books and I began buying rentals.Without providing a long drawn out explanation of my positions, just know that I have three 4 unit buildings now, a total of 12 units, all excellent deals, all cash flowing.

The OP can have the prospective tenant look it up online, and also ask the notary (from a “neutral” business location - not a possible friend of the OP) to explain what notarizing a doc means.If the prospective tenant would not be satisfied by going with a notary after reading 470PC (a felony, or at least a wobbler,) on top of the very acceptance of money for the property under false pretenses being a violation of 470PC (but criminals get away without being positively identified all the time) in itself, I’d, then, say that nothing would satisfy the tenant.I imagine that just mentioning the notary - without having anyone read the legal statute - should be enough.

He would be secured by a second position.

You are definitely in a great position! 

After you start building a portfolio and have a team in your target market, you will be in more equitable positions and have better ROI when you buy homes yourself and handle whatever renovations they need.

The grocery could be a big positive.

I’d posit that zoning isn’t what you need it to be and how long/easy/hard the rezoning process is will likely be highly dependent on the city.

The tenant isn't borrowing money from you by paying on the 7th of the month, nor are you not enforcing your lease since you're issuing a pay or quit notice.I'm positing a different approach, one that comes with a letter, text, or e-mail, whatever your preference may be, to soften the blow of that notice.

But once the trend gains momentum and there are new restaurants opening up the positive dynamic in the housing market will increase.

Willing to work locally or distant if we can figure out a strategic way to communicate.