Even harder if they have to pay an extra assignment fee.I've learn already that 0 down doesn't fly neither(I have another post open for this particular topic).So, what is a reasonable down to offer?

I could atleast fly to Chicago and clean out the unit so that it is presentable to the prospective tenants.

HML = hard money lenderNot sure where you are, but there's a hard money lender here in fly-over country called REcasa - worth a look-see anyway.Also, try portfolio lenders, savings & loan banks, local banks, etc.

Steve's idea will likely not fly as the end buyer likely has a lender and lenders will not usually loan without a clean termite report.You have just learned another valuable and costly lesson taht $95 could have saved you.

Their leases have just renewed, so it's not gonna fly.

Hi Anthony,I ended up flying out to Memphis and purchased two different properties from two different turnkey companies.

Another thing you need to factor in the out of state investments is the extra cost of flying down every now and then to check on your properties.

Of course every market/city is different but it gives you a good idea of what is flying with the major banks ,etc in terms of discount off list price.It would also be interesting to know what terms are being accepted as well.

You determine this by looking at the commercial space are they giving it away or is it starting to fly on its own?

Anything under 200K here is flying off the shelves.