However, it also depends what exactly those expenses are, e.g. unnecessary payroll would be something you should be able to correct (and if you lower it, you increase the value of the Facility); high flood insurance or excessive property taxes are what they are and typically cannot be reduced, very well throwing off the "industry standard".Typically we recommend buying a Facility as it is currently performing (past 12 months) and use a pro forma only for where you can realistically take it. 

The listing broker then offers a co-broke to the selling agent, typically 2.4%. 

Most lenders don't lend under $50k, and ones that I've found where I'm located typically have higher rates or shorter terms.  6% for 15 years, for example.- Tom

Each state has a Division of Real Estate who oversees broker operations & requires broker's to adhere to incredibly strict accounting procedures, audits and care of all of this money that flows in & out of their hands that is that of the client's (you) or the tenant's.

But, a typical plate compactor isn’t going going crack a slab, I don’t know the soil/foundation conditions of your raised structure.

Buying in a saturated market typically leads to sh*t returns in the long run, possibly to the nth degree resulting in insolvency.

Cashflow is bigger.Profit is bigger.Done right, management is actually less than houses.I typically make $400K-$600K profit per multi-unit apartments, in addition to the cashflow on a monthly basis.

You can collect the commission through your brokerage when representing yourself.....but the listing has no obligation to reduce the commission if you simply use the listing agent, and typically would not discount the entire buyer agent fee as they still have communicate/deal with you, in place of your buyer agent.

Hi Mike,  Typically tenants pay for all utilities, except for a few rare cases where you will pay for the water.

My market is not your typical market.