One distinction to keep in mind is that the equity you have in a property may not be the same as the amount you'd get out of the property if you sold it.

I distinctly remember close to a decade ago standing in his backyard holding a beer and talking about a "when I win the lottery I am going to build a sweet man cave/workshop" and we projected costs.

What you may be hearing regarding double closings is not so much that they are not ideal, but that most title companies will no longer do them because they perceive risk in not having two distinct and separately funded transactions. 

But for the most part the residential vs. commercial distinction is related to lending. 

Perhaps pulling the documents out and showing date distinctions in application and settlement will help them understand better and prove this unintentional by you thereby being a lack of detailed and proper underwriting and settling by the Lender in question.Does that sound like where you are?

Is it federally mandated or are there states w/o a minimum wage.Here, New Brunswick has the distinction of the lowest minimum wage in the country at $10.10.  

MIRR assumes positive residual cash-flow is reinvested at your opportunity cost at not at the same rate as the investment itself.FMRR, which is most common a metric used in evaluating REITs, allows you to specify your in-flow and out-flow at two distinct rates.  

It has gotten so bad that some joker called MassHomeSale dot com keeps hammering our Craigslist :).Not sure if posting 1 ad a day (and since I have 4 distinctly different ad templates you won't see the same one more than maybe twice in a week) counts are "hammering".I guess I did have the audacity to post 2 totally different ads in one day a few days ago.  

the distinction between allocations of income and allocation of distributions, because they are different and are not always equal.Let’s say the property produces positive income and positive cash flow.  

That way you can create a more clear distinction between your dealer activity and your investor activity.