🤔✨Not finding any comps to justify asking price✨Seller not willing to sign PA until someone physically sees it✨I have no "Boots on Ground" in the area✨I only have one potential Cash End Buyer who did not want to sign a NDA until he drove the area and looked at the building,QUESTIONS❓❓❓✨Do you have any suggestions on what type of buyer might be in position to purchase this kind of real estate?

It's clear you have big dreams for the future. 

You just want to make sure the other half will have enough dock doors and adequate office space for a future business.

My goal: create an interest-free loan which is appealing to a potential homebuyer, yet doesn't make too big of a discount on my end.For example: If I sold my $300,000 house with 20% down ($60,000) over 30 years, at 6.7% interest rate: $1548.67 principal and interest per month1548.67 x 12 x 30 = $557,521.20What I would do would offer a lower monthly payment and no usury, but it would effectively be like a prepayment penalty.Arbitrarily, let's say 20% off the monthly payment, or $309.73 less per month: $1238.94 monthly payment.House would be sold at $446,018.40, which is $111,502.8 less than the total paid with a normal mortgage, but $116,018 more than the market price.

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Potentially get a commercial loan or HELOC against the properties to fund additional deals.Future: I will have all the debt from the prior renovation paid off this year from the rental income.

This is generally accurate - the value is going to be derived based on the "market" of buyers - since most buyers of SFR are owner-occupants and not basing price on rental potential, rents aren't going to be the source of value. 

I'm considering helping on cost because they're potentially going to buy the property from me at the end of their lease, so trying to keep the relationship amicable.

They said they could potentially take action if the survey shows the boundary line truly cuts off the driveway.

When you say long term game, I will keep the gas stations (it will take long to completely wipe out gas phase) with a potential to stream into multiple different source of income.