Hello, my name is Jeff and i'm new to RE investing. I would like your honest opinions and feedback ( negative or positive ) so i can improve my self and situation. My goals are to own commercial real estate to generate a net cash flow of 10k per month. I plan on owning apartment buildings, self storage, office/retail space along with mobile home parks through the buy and hold strategy. I have a goal of owning/partnering a commercial property before the end of 2015.
I'm currently seeking like minded investors to help me take action and get closer to my goals. I plan on working very hard and i don't expect anything for free. I'm driven, have a business associates degree, have a business plan and sample excels specifically for commercial investing. Any guidance or advise (good or bad) will be greatly appreciated.

*Below is a rough draft of my Business plan. The LLC business name is made up and i plan on setting up a LLC once i get sound advice on which type of corporation to set up.*

Commercial RE Investing Business Plan:
(Keys Investment Properties, LLC)

Company Overview:

Keys Investment Properties will be a LLC (Limited Liability Corporation) formed in the state of Virginia. Its founder Mr. Jeffery Keys, has an Associates degree in business management along with 5 certificates. He has vehicle sales management and finance experience, personal home, life, auto and annuity insurance experience along with accounting/bookkeeping experience in Apartment/mix-use investment properties. He dealt directly with the property management staff to help make decisions and over see all the expected and unexpected expenses of running successful commercial buildings.

Company Objective:

We will specialize in mainly apartment commercial properties but will inquire about others such as, mobile home parks, self storage facilities, strip malls and office buildings when the market is right and the deal makes since. Most Apartment building we purchase will have a minimum of 10 units in middle to upper class areas and will be between 10-60 years old. We will use conventional loans, hard money, private money, equity partners, seller financing & lease options to raise capital in order to purchase, improve, and cut expenses at each of our apartment buildings. We will either stop purchasing or sell properties at the high end of the apartment real estate cycle and adjust accordingly with other commercial properties to insure we maintain a positive cash flow and stay ahead of the competition.

Mission Statement:

Our mission is to purchase & hold structurally sound apartment/commercial buildings in the Virginia, Maryland and DC area that are poorly managed and that are in need of minor cosmetic repairs. These renovations will improve the tenants standard of living as well as increase property values to create long term cash flow and equity.

Goals: (Starting June 2015)

First 6 months:

-Build a “dream team” of bookkeepers, attorneys, CPA’s, property managers, business partners, investors, insurance agents, brokers, bird dogs, contractors, escrow officer & handy man.
-Inquire & look at a minimum of 3 properties per week.
-Attend as many networking programs as possible that will help my commercial investing career.
-Attend as many education/learning seminars/programs as possible to stay up to date and stay ahead of the competition.
-Partner/purchase 1 commercial building within the first 6 months. Due by 12/31/15

First Year:
Purchase a minimum of 2 commercial buildings (by June of 2016)
Continue networking & attending seminars to stay sharp.

Year 2 (second year)
Purchase one commercial building per quarter for a total of 4 buildings per year. (By June of 2017)

Strive to stay cautious and smart about purchasing properties that meet our high quality standards.

Year 3 + (3-5 year goal)
Continue to purchase a minimum of 1 commercial building per quarter.

Have a net cash flow of 10k (ten thousand) per month after all expenses.
Learn and grow in other areas of commercial real estate such as mobile home parks, strip malls, office buildings, and self storage.

Year 5+
Continue to inquire commercial properties along with staying educated and learning as much as possible about each type of commercial real estate we purchase.

We plan on either buying or starting a property management company to allow a smoother daily flow of our properties.
We will have full time staff to handle bookkeeping, property search, maintenance, due diligence, and market research.

Marketing/Sales Strategy:

Keys Investment Properties, LLC will purchase properties that we can clean and upgrade the property, reduce & control the properties operating expenses, increase rents and possible reduce real estate taxes that have a minimum of 10 units in middle to upper class areas that will be between 10-60 years old. The properties will be structurally sound, a good location, and a good surrounding market but are poorly managed that are in need of minor cosmetic repairs such as, out dated inefficient kitchens, bathrooms, appliances, old windows, old inefficient lights, high expenses, old non-separate metered heating and cooling units, along with ugly curb appeal/landscaping.

We will not purchase commercial properties that have the following issues:

-A structural problem (interior bearing walls, foundation & exterior walls)
- A significant environmental issue (underground leaking tanks or mold)
-A neighborhood that has an oversupply of commercial properties and have a vacant rate of more than 15%.
-Tenants with subsidized government assistance (section 8)
-A rental control ordinance, which limits rates or rental increases.

We will purchase commercial properties that have the following value added characteristics:

-Low rental rates compared to similar units in the area
-Poor property cosmetics ( exterior shows pealing, overgrown shrubbery, weeds in the curbs & sidewalks, a dirty and poorly lit entryway and halls , overflowing trash receptacles, & a poorly lit worn out laundry room)
-Light fixtures with incandescent light bulbs that are paid for by the landlord.
-High heating & cooling bills due to old systems that are not temperature controlled, have no thermostat, and that are old and dirty.
-Worn out and out dated kitchens, bathrooms, & appliances ( worn or cracked counter tops, floors, sinks, vanities, light fixtures, and window coverings)
-Below market rents ( Indicated when half of the tenants have occupied their unit for 3 or more years)
-Old, inefficient windows ( drafty & don't work properly)
-A neighborhood with surrounding properties in superior condition
-A 90%-100% occupancy rate maintained for the prior 24 months ( this may indicate rents are too low)

We will focus on a buy & hold strategy in the Virginia, Maryland and DC area with a unit size of 10-500 units and a purchase prices ranging from $250k-15 million.
The properties will be bought at around 80% of market value to allow for renovations, better financing terms, and higher cash flow.
The properties we purchase will strive to be within 2 miles of shopping, schools, parks, or other cultural amenities.

We will use conventional loans, hard money, private money, equity partners, seller financing & lease optionsto raise capital in order to purchase, improve, and cut expenses at each of our commercial buildings.

Marketing/Sales Strategy:

We will not purchase commercial properties that have the following issues:

We will purchase commercial properties that have the following value added characteristics:

*i apologize for the bold text in the following section. It would not let me edit this for some reason.

Marketing Plan:

Keys Investment Properties, LLC will inquire properties through a number of different ways. The main way we plan on getting property leads are through commercial real estate brokers. They get access to properties before they go out to the public which will allow a steady flow of properties to work numbers on before the public knows about them. We will also use bird dogs to find properties from their connections. We will make connections with property managers which are in constant contact with the owners of the properties and will know when they are ready to sell. We plan on attending networking meetings to get our name out to find deals through word of mouth. We will network online with sites like Biggerpockets.com to reach out to other like minded individuals to join with and find deals in that community. We plan on making connections with CPAs, Attorneys, and other real estate professionals which will have personal relationships with commercial property owners. We will also go door to door and try to talk to owners of buildings that fit our criteria and offer to buy. Another way we will inquire properties is through social media such as Facebook, Twitter, LinkedIn, & Google+.

Exit Strategies:

Keys Investment Properties, LLC has a few plans for an exit strategy just in case things do not go as planned. We will use the following options when we need to sell in unexpected times:
-Selling FSBO
-Selling With a Real Estate Agent
-Selling With Seller Financing
-Lease Options
-Telling our network of investors
-Putting our property on the internet such as biggerpockets.com & loopnet.com to get exposure all across the nation.

Keys Investment Properties, LLC believes with our marketing plan we should only increase the value of our properties and if we do come into a situation where we need to sell in a hurry we will have equity and it will be easier to get rid of.

Financials:

Jeffery Keys' personal finances are limited to his high credit score. His income is limited due to his full time commitment to commercial real estate investing. He just completed his Associates business Degree and is fully committed to commercial real estate investing. Mr. Keys has the following skills that make him great for real estate investing:

-Great customer service skills
-Long sales/management history
-Accounting & Bookkeeping skills
-Adapts to change easily
-Great problem solver
-Willing to take educated risks
-Creative & open minded
-Strategic thinker
-Willing to do continued education to keep skills sharp
-The time to commit, travel, learn, grow and inquire about properties
-Completely focused. ( No other job or commitment to get in the way of his commercial investing career)

Thank your for reading all of this! Please commit
-Jeff Keys

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