Unfortunately, it sounds like you would be throwing good money at bad if you try to do any improvements.

Since we are looking to move out of an apartment ( sick to my stomach of throwing away money every month), investing in a different market is out of the question right this second.

The concern we've had in the past with throwing anything away before the 30 days, is someone saying that something existed in the property that actually didn't, and not being able to recover the property as proof that something wasn't there.

Due to the use of land trusts for partners on deals, it will also throw doubt into the suitors confidence that you own the entire property - for all they know you might only own 25% of that property...

Your problem won't be finding cash buyers, you can throw a rock and hit a cash buyer in the head.

I was thinking that would throw up a red flag somewhere.

@Corey Schirmer I'll throw my hat in the ring :)If I weren't an agent then it depends on what you are looking to buy or sell.  

I see many times people throw these crazy numbers out. 

Your assets are light for a deal this size to qualify.How debt works and ratio's involved will likely depend on what going in cap rate the income throws off with purchase price.There are hundreds of items to analyze when looking over a retail property and takes a lot of time and due diligence.The items listed for roof, parking lot, etc. can equal in to the six figures in costs so very substantial to repair or replace.

Most are pretty obvious to anyone with even a little experience, but if you throw enough **** at the wall, some will stick.