If he was making decent money and there are no negative influences aside of COVID, chances are pretty good that it will recover and keep making money.If it was a marginal business prior to COVID, then closing the business and selling the building may be a better way to go for him.If he sells the business and real estate to a new operator, he needs to be prepared to continue operating for a year or so because even the best marketing programs take time. 

@Grace Son it will depend on many factors?

My last option here is I could move out at lease expiry and get an apartment by myself until I could find a 2-4 unit place, but I feel like that's a bit of a gambling option.To re-cap, my plan is:1) Search for a duplex/triplex/fourplex and hopefully find something before March 1st2) If no clear path/deal in place by March 1st, continue to search for duplex/triplex/fourplex as well as a single family house3) Worst case scenario I could get a 1 bedroom apartment by myself (I really don't want to do this and want to start my real estate journey).I'd like to hear some feedback regarding how financially sound this would be and what factors I should consider when going this route.

., influencers and gurus) without actually obtaining success so it leads to a lot of confusion, misinformation, and just muddles the water on what is realistic and what isn't.  

The most important factors to consider are:* Population growth* Job growth* Modern/diverse economies*Capital investment*Business friendly climate* Landlord friendly statutes

Or is it one derogatory account, but with the tenants limited credit history...it made a huge impact.If it were me in this situation I would look at some other factors.

Your good friend Joe above was very smart as well for pointing out what appears to be the real underlying factor.

Both of these might factor in to your decision.

Looks like vacancy rate, property management fees, etc are being factored into the math.

What other factors or conditions influence your decisions?