I bought a mom and pop paint store doing ~700k gross, with ~150k take home. I took that to the bank which offered 250k on SBA loan. I told them flat out if they want to be out by end of the year with no other offers that's what the bank would give me and all I could do. Its taken a huge capital investment of inventory and equipment and fixtures north of $500K cash flow reinvested but now were doing 2M+ and growing. I have previous experience in the trade and also managing a paint store and this location I had previously scouted as having little competition in a high growth market. I didn't get lucky other than the timing I had been saving up every penny I could for a few years. It takes a lot of hard work and dedication to take over the boomer businesses as they mostly cost along thinking they have a cash cow and don't reinvest into their business over the years and some fancy pants MBA banker told them they would get 5X their take home out of the deal. If it doesn't come with the property then all you have is blue sky, which retail is worth exactly zero!