Buyer's ability to manage the store, store location (demographics, access, traffic counts etc), store upkeep, clean environmental reports also play big roles.Unless you have a strong note in all three areas, you will likely not be able to sell more than 3 or 4 years worth of payments at a time.Scott

@Pyrrha Rivers...Sometimes most services will help you monitor and that is what you need to be on top of for the most part...if you follow the guidelines I listed...You are optimizing your scores ability to grow...Otherwise if you are doing that...checking your scores will now help your scores grow...it's mainly about credit management and protecting your credit report from inaccuracies... 

That would put you investing in places like Dallas, Fort Worth, Arlington, Houston, Phoenix, Salt Lake City maybe Austin and Raleigh just to name a few.They are all some of the fastest growing cities and have the strongest job growth (yes, even Phoenix which has the fastest growing financial job growth in the country over the last few years).You should be able to achieve both of your goals - cash flow  and ability to resale easily with some appreciation - in any city if you stick to the top-end properties, put 20% down and make sure you achieve a minimum of 1%+ rent ratio.Still, I think you need to talk to other investors who are thinking like you are.  

You can then "circumvent" his involvement and find a buyer who appreciates your services and ability to provide a deal.  

@J Scott 's willingness/ability to absorb losses is admirable but rare.

States also do examinations and send a bill.

If not I typically use 50%.You have to know what operating costs should be and run your projections off of that not what some seller who is trying to sell you a bill of goods is telling you.

Ryan,When you are starting out it would be best to find buyers that can pay cash and show proof of the ability to do so.

There are a number of considerations here.I don't know what the tenant plans to do exactly with the shop, but if their credit is good and they have the ability to pay for this up front it could be okay.

It could be possible down here in South Florida due to the inspection clause and the A\C's ability to remove humidity and deter mold growth.