@Martin StreichPlease go to your profile page https://www.biggerpockets.com/users/msresolutions and click on your photo to update it.

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Or, ya know, just spend the next 140 hours trying to get a self-study law education followed by another few hundred hours self-study to sort out how to avoid repeating the situation.That's the reality of it all. 

The 2-story building had a restaurant on street level and office spaces on the 2nd floor.

For those new to the area, are you considering these areas for your next deal?

How do you approach educating people on the realities of the business? 

I am currently in the Carolina Beach/Wilmington area.

I came across The Investors edge that offers 100% financing as long as the all in cost is 74% or less of the ARV.

Here's a https://www.irs.gov/businesses/cost-segregation-audit-technique-guide-chapter-4-principal-elements-of-a-quality-cost-segregation-study-and-report to the IRS website noting specific items that are included in the cost segregation study report. hmm, that website is a 404 error.  

.$300K is the new $200K.