Found T&H realty services to be pretty interesting as they provide both buyer brokerage service (to help me find deals) as well as do property management i.e. they are not full turnkey provider necessarily, but reduces some of the hassle for me I guess as an out of state investor. 

Talking through these things is what helps keep everyone calm, cool, and collected. 

Agreed.....Milwaukee has such a helpful community of investors.

It makes lead management way more efficient since they get to focus on people who actually want to do business. 

And in order to defer all tax you must purchase at least as much as the aggregate net sales price of your properties.These all can seem daunting but in my experience exchanges are more successful than not.

Just an idea that I'm a little surprised more out of town owners haven't done..

Your response really helped me understand the key aspects of short sales, especially regarding title issues, lender valuation, and inspections.I truly appreciate you taking the time to share your expertise!

It’s off of a very busy road with lots of frontage and its own personal billboard on top of the building.I’m having a hard time figuring out what to do with the property, whereas it is more on the outskirts of town.

any help from anyone would be appreciated?

However, building relationships with private money lenders can help you scale your business quicker depending on how many investments you want to do this year.