I understand not all tenants would be interested in that arrangement but the ROI makes it very appealing.4) One more unrelated question: yields on high-end vs. mid-range rentals?

I have a two-year goal to buy a commercial property with 30 or more units...I am int the early stages of planning now and could use some wisdom from those of you that have done this before.

I am just in the beginning stages of creating my real estate investment business. my plan is to get my business up and running and buy my first property within the next 90 days. 

Nothing more frustrating then sitting on a beautiful house with staging in it though...The Numbers:Purchase: $195,000 (cash)Rehab: $50,200Holding: $1539Closing/sales/excise: $28,000 (roughly)Sold in 6 days: $330,000 conventional, no concessionsProfit: $52,074 give or take.Bottom line, is make sure that you have VERY well defined contracts when you set up your partnerships, whether its for your company or a joint venture on a property. 

I don't want to participate in any creative financing arrangements; I simply want to cash out on the equity I currently have in the properties. 

There are a bunch of exceptions you could arrange if you are managing for just one owner.  

Any chance you could sell it to current tenant on a rent to own arrangement? 

@Tim StephensonCorrect regarding paying bills separately from each IRA owned LLC if done under a TIC arrangement.

Yes, the new agent would be out although they often arrange referral fees between themselves, but because there is often additional clauses... make sure to read every word in both documents.

Also, from pursing short sale leads, in the early stages just a after an LP,  I've found owners are either in denial, hope for a miracle, figure they have a couple of free years, think the Obama train will save them, etc. and just don't seem to be motivated yet.