He recently told me he wants to be bought out so he can move on to other things.

I’d love to learn more about what works for you — and see if there's potential to collaborate in the future.

This had value add, and the price was negotiable How did you find this deal and how did you negotiate it?

Sams has a great price on a hot tub and it has great reviews.https://www.samsclub.com/p/primo-40-jet-spa-w-bonus-spa-acce...

They would not honor the quote they just gave me and now want more money.

on the HML did U not get a first position mortgage or deed of trust with lenders Alta ?

Many investors also look for growing job markets and landlord-friendly laws.

Did you know some lenders start the “seasoning clock” on the day you buy, while others start it after rehab is done?

Rent numbers still probably not great on those. 

The nuances of commercial valuation (like cap rates, NNN/CAM leases, mixed-use zoning, and tenant negotiations in a commercial context) are distinct from residential, and it wouldn't be appropriate for me to give specific advice on the viability of this as a commercial flip.However, from an investor's perspective, the fact that you've identified an off-market opportunity with a motivated, aging landlord, in a fast-growing area, on a high-traffic street, is incredibly compelling.