Biggest thing that jumps out is how your payroll is zero?  

Payroll, bookkeeping, etc can mostly be done remotely.Here is a great list of questions to ask a potential accountant:http://www.biggerpockets.com/forums/51/topics/70447-questions-to-ask-a-cpaAlso check out the www.NAEA.org page in your search.

One down town complex that just opened has a theater, bar, meeting/study rooms, wifi, exercise room, pool, coffee/sandwich shop.....can't think of everything but there is more.Funds come from economic development programs and banks, tax credits are involved so the financing at this scale is more sophisticated than small projects.

DL  Haha - my wife just saw this and says - tell that schmuck to get employed...hahahaSeriously, DL - set up an S Corp with pay roll.

You don't have Dodd-Frank issues in commercial but you can have basically the same areas of concerns with predatory lending/dealing, ability to pay, short fused balloons, management or experience is more of an issue for a borrower, level of sophistication is higher.

The most successful investors don't always have the most sophisticated strategy or the highest IQ. 

We run with quite a few of the big buyers in the city and its one of the most sophisticated investors groups I've been a part of.

The market is made up of a lot of players of varying sophistication (RE hedge funds probably at the top of that stack).

Then you can place a value on those benefits.You also need a known return to meet your goals if you look to cap rates, which can also be misleading unless you are doing a more sophisticated analysis than 95% of small investors might do.

The "liberal arts" approach would be to tell you that sophisticated investing precludes buying either equity or cash flow - we create both, not buy them.A more mathematical answer would be to tell you that the 2 most applicable measurements of ROI are the cash on cash return (CCR) and the internal rate of return (IRR).