50+ year-old independent auto repair business with its underlying commercial real estate: ~8,200 SF, 16 bays, 12 lifts, on an arterial with ~23,500 vehicles/day. Real estate appraised at $1.37M (2024); all-in target price $1.25–1.4M — at or below appraisal — due to verified seller distress. I have personally pulled the deed chain, the $976.5K first mortgage, all UCC filings, and active litigation from county records; every payoff is known and priced. No foreclosure filed — a negotiated purchase conveys staff, goodwill, and fleet accounts intact. Why the price exists: the shop is operationally near breakeven (57% GM inredactedunder a stack of merchant-cash-advance debt — $31K of interest in Dec 2025 alone against $46K of sales. The capital structure failed; the shop didn't. Techs currently see ~1.0 car/day at a $750 ARO vs. an industry benchmark of 3.0; my base case needs 2.4 by month 24. Structure sought — one investor: (1) purchase the real estate ~$1.3–1.4M with a NNN lease to my operating company at ~7.5% yield on cost; (2) $150K working-capital note at 12%, interest-only 24 months, personally guaranteed; (3) 10% of positive EBITDA; (4) contracted fixed-price purchase option months 24–60, exit via SBA 504 refinance. Modeled investor cash, first 24 months: $393K base / $654K upside / $267K downside — the downside is still ~9% annually on a collateralized position, before exit. Operator: 13+ years automotive service leadership incl. 4 years with Christian Brothers Automotive — digital inspections, service advising, flat-rate tech recruiting, fleet development. I contribute operations and a PG; my partner's capital is secured by the dirt. Ready now: 4 years of financials, two appraisals, complete county-records diligence file, 24-month monthly model (3 scenarios), drafted LOI. Selecting a partner and submitting the LOI within 2–3 weeks. Target identity and data room shared after a brief NDA — message me.