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Congratulations on the new gig TCD74. With office, receptionist, & other services most typically start at a 50-60% split, while taking home more pay after certain commission benchmarks have been met. For example, one may take home a 50% split of the first $100k made in a calendar year, then 75% of any commissions above that number. The structure may then become even more favorable at another tier, but it will be something that you'll have to work out with your broker in the future.

I would give these a try:
1.) Loopnet
2.) CIMLS.com
3.) Craigslist

CIMLS & Craigs are free, and loopnet is only about $400 I think - it has the best market coverage. You are also welcome to post to my commercial classifieds at acreforum.com. Good Luck Peach State.

Noc,
I'm a commercial realtor in Atlanta (Roswell) and have access to all the usual databases as well as the Atlanta Commercial Board's listserv. Send me a PM or email with your property criteria (i.e. budget, # of units, cap rate, preferred areas, etc.) & I'll be happy to talk with you regarding a site search per your criteria.

Wade Sonenberg

Does anybody know where to find statistics on this? Are there any websites or publishers that offer information on which zip codes are/were appreciating at what rates? I think Wesley is correct in saying the days of double digit appreciation are gone for now.

Here's good Commercial RE dictionary at CityFeet http://www.cityfeet.com/Tools/Glossary/CommercialRealEstateGlossary.aspx?PartnerPath=&

Anything over 4 units is considered commercial.

-Wade

Hello Ralph, and welcome to the forum.

There are a number of people doing the shared office idea, it is generally called "executive offices" or "virtual offices" depending on the services rendered such as conference room, telecom, fax, secretarial, etc. Also, you might take a look at allowing your tenants a separate address, they seem to think it makes them look like a bigger company. Search craigslist's office section, and you should find many similar concepts. As far as utilities go, it sounds like you are set up on a gross lease. You're talking about moving it over to a net lease. Depending on what area you're in, pass through charges go by different names, but the concept is the same. Hypothetically, say your 33,000 SF office building has 3,300 total expenses in utilities a month. Set up your passthrough charges based percentage of total sqaure footage they use. In other words, an 8400 SF tenant would occupy 25.5% of the space, and would pay $841.50 in passthrough charges a month.

Wesley is right, you can offer anything you want. If it's too far off though, they probably won't counter it. You might want to try to find out how long it's been on the market, and what the seller's motivation is - this will give you an idea of how much he'll come off his asking price. Most people come in at 5-10 percent below asking, depending on the product and how fast it would move on the market. Feel free to offer 20% below, but I might suggest trying to do a quick close and/or other non-monetary concessions to entice the seller to take the lower price.

Hello and welcome to the forum. Best of luck in your endeavors.

Hello and welcome to the forum Bernie.

BSM is right. You can expect to put between 10-25% down, but generally 20% of the appraised value is what to expect. For example, take a $1,000,000 property and you can expect to put $200,000 up in cash. Commercial loans are around a point higher in terms of rates, and are also usually amortized over 15-20 years instead of 30.