I'm a self funded searcher looking at submitting an LOI on a manufacturing business where 60% of the purchase is going to real estate (the building where the company operates + a neighboring building on a triple net lease). Right now my modeled IRR is 20% which I know is low, but I was wondering if some investors would be more excited by the real estate component (because it's less risky / more diversified).

I don't really want to split the transaction because I'm planning on using an SBA loan and want the longer loan terms.

I've also seen the leaseback strategy and I'd prefer to keep the real estate if I can.