I know it is not easy, but I am sure is not impossible when someone has the commitment and desire to go for their goals and vision.

Highly unlikely you will have positive cash flow but without knowing property value and market rent it is impossible to give advice aside from ....... never invest in a income property with a pool.

Of course there are exceptions and it is impossible to predict what will be the next hot market to take a 7% cap rate down to 5%

.* Compliance is virtually impossible.* Most of all the executory contract statutes apply when there is a consumer tenant/buyer but not for commercial.The owner is probably better off doing a full wrap sale than LO.

I've found a couple options with early morning/late night hours that would allow me to still do my job as an agent full time because I have read that it is next to impossible to become successful in the field if you're just part timing it.

RE is always local, but the rehab deals in my area a nearly impossible to find unless I'd lower my margin...I generally use the 70% rule. 

For one, my friend/potential partner is nearly impossible to get on the phone, and I have to constantly bug him about the big investor and setting up a time for us all together. 

In the right short-term situation where you can buy them out quickly by refiing the property as you suggest I think it works well but those deals are very hard to find for people with deep experience and connections in that local market so for someone with no experience and no local knowledge it's going to be nearly impossible.

Based on the market, it seems impossible to get close to the 1% or 2% rule.I have been told that the market looks like it is going to appreciate a lot since a lot of people are getting pushed out of Bend because of the high cost of homes and rentals.Would love any advice!

I'm currently residing in Mundelein, IL and a lot of meetups I'm finding are either in or closer to Chicago (which are impossible to get to with traffic after work).