It's unlikely you'd be able to use the cash to buy an deal REO on auction com, xome, hubzu, hudhomestore, etc. because of all the fancy footwork with when everything needs to be identified and close.If you sell the next property #2, you have to pay taxes at that future time or you have to re-1031 (IF it's still possible then), just like selling property 1 if you didn't do your 1031.

You need to do the footwork.

In this case, a mostly empty building will not generally carry as high of a premium in price, since you as the buyer would then have to put in the foot-work to value-add, build-out, and lease up the property.

I am looking more towards partnering in real estate deals, and am willing to do the foot work in the partnership with the right deal.

I will go back to the podcast for more about lender and bank questions, I want to start interviewing banks soon and get the foot work started so that at least im making consistent steps toward making progress, and not just always only talking about action.Thanks for the advice and I'm sure I'll be back here with more questions soon! 

Current rents (below market)Warehouse: $1500 Storefront: $1000Apartment A: $950Apartment B: $950 (this tenant gets $200 off rent to clear driveway of snow and cut the grass) I do not self manage and have a really good property manager who will do the footwork on that end.

If you do the foot work for non-listed houses, then it may take a while.

He did do all the footwork from finding, analyzing, buying and rehabbing, but even still I'm beginning to think that investment is for someone who doesn't want to do those things.

Your comments indicate a solution in either B or C...you're either going to have to pay them off, figure out how to get them to make an exception or figure out how to get rid of them.OK, I'm sticking with my original guess... negotiate via summons and complaint, or some kind of fancy paperwork footwork. 

I'm just looking to outsource showing the properties to eliminate some of my own foot work.