@Julie Toh intersting point about the interest being tax deductible. that should definitely boost the ROI, and seems like a good reason to use financing. i'm just trying to keep the bigger picture in mind (ie, acquiring multiple properties long-term) ... how do you see people managing this in your area?

"B" area would be the same as above but maybe there's something that's clipping the value to your potential renter client such as the school district, access to interstate (some areas Main Street are always packed trying to enter highway on ramp) or limited activities (travel time to closest park is over 5 minutes).

.  --   3780 sq ft 2 story office building (office was previous use)--  Built appx 1900 -- think it's brick, or block with some sort of facade, possibly limestone as that is common in the area -- has a basement as well with partial crawl space -- good soil in the area--  Appears to be structurally sound - no issues - however needs further investigation, the floor joists are likely large old world pine/oak or other hardwoods shipped in so they should be good as long as no previous termite damage/dry rot--   Basement professionally waterproofed 15 years ago - should be no water issues, we've had lots of rain locally (more than we've had in likely 10-15 years) and basement supposedly has not leaked, think it's limestone/concrete -- Building also surrounded by Concrete -- water should not be an issue-- Per agent this week there will be a new roof put on (Flat Roof) at a cost of $17k-- Asking price $60k-- Has been occupied by an accounting firm for I believe 40-50 years - they owned the building and have left as they merged with another local accounting firm and moved to another building-- Dated inside -- lots of paneling, probably dim lighting, HVAC is kind of dated****************************Potential Downsides/Other Pertinent info-- Likely will have low or nearly non existent price appreciation, other than upgrades I'd put in -- I probably wouldnt factor it in any of my figures-- Lots of ranching/agricultural, oil/gas, wind energy activity around - city has the closest major grocery store/Wal Mart to lots of people located in more rural areas within a 1-2hour driving distance -- town is important for that aspect-- Located in a small community - town has appx 12-15k people, however it is a bedroom community located off of a VERY well maintained interstate and it's only 20-30 mins drive from the City I live in that has 500k people --   The city is a good "Clean" town if that makes sense, very nice community gym close by-- Building is on the downtown core - right off of one main arterial and 1 block from the other -- no plans in the future to alter traffic flow etc --- Lots of money has been put in by the city/local govt to maintain the downtown area and make it a very nice walkable area - with lots of little shops, antique places, a couple cafes etc -- A local company in the refining business recently moved the majority of their business there from Wichita and has put a lot of money into this community -- large donations to the college and elsewhere (they make additives and are a nationally known brand -- have been around since the 70's - only way they go down is if we go away from the internal combustion engine - dont see that happening in the time I'd own the building) 

I think the area around Locust and Burleigh west of the interstate is worse than the area around 4th, but it's still a very poverty stricken, high crime area.

For those interested, they spread along the Interstate 20/59 corridor all through the inner city and greater metro area.

RE: Buy, Rehab, Rent, Refi, Repeat Marketing (BRRRR investments): Check out the "Bunny Bread bakery neighborhoods" near the lakefront universities, Seminary, Lake Pontchartrain levee trail and Interstate-10.

It might be a challenge using a PM for this property (we self manage at home) but we could do it and probably would (built into pro forma) and in our long term plans of moving south we would be turning our entire portfolio over to a PM or selling it, which is also an exit strategy here.The tenant base would be non-traditional graduate students, or white collar commuters to two nearby MSAs (the property is a tenth of a mile from the Interstate).

I think you know your choices.Sell condo and risk not finding a place.Buy and risk not selling condo fast or top dollar...often it is either or even in hot markets.Wait and interst rates climb and market softens or not, who knows, but you will lock in at 30 years at a higher payment if rates go up and prices do not react downward.Kind of depends on condo....2-2, close in and near bus, low fees, ability to rent unit if desired...if all of above you are probably good either way.  

I'm currently preapproved with wells Fargo but they do not want to do the properties I'm intersted in.  

Again, I don't know this for certain but that's my understanding of these inter-state set ups with real estate licenses.