It was a gut punch to see the tenants whose income we were counting on mass exodus the building right after we closed Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

The double close or back to back closing is NOT illegal; it’s just darn hard to find a title insurer willing to do it.  

With our current deal, we’re projecting around $5,000 in monthly cash flow if it closes as expected.

Dennis, I wish I was able to have grown up close with friends like yourself or even had that nowadays...WOW!

Primarily self limiting beliefs.One of my clients just closed on their first commercial deal and they only had one duplex before I started working with them. 

Using the deferred tax as part of your reinvestment will do wonders for what you are able to buy.You get access to greater reinvestment potential, as well as not having to recapture any depreciation.If you do need access to some cash, you can either take some out as part of the closing (only the cash you take will be taxed.

The stores are supposed to be 24 hours and they’re often closed due to staffing issues.

Or ask for closing in 4-6 months when your house is done.

I'd look closely at the Texas market as opposed to Detroit.

And THE most important thing is that you have to work with a Qualified Intermediary BEFORE you close on the property that you are selling.