@Andrew EastonI agree with both @Mike Dorneman and @Kyle Bruns.

@Greg Bruns  Only if the seller is willing to take a 2nd position mortgage, and most are not (HML will require 1st position). 

@Greg Bruns Welcome to Bigger Pockets the forum is a great place to ask questions and learn from others.

So I have been watching the interest rates as they have begun to rise and the notional value of risk free treasuries and ten year treasury bonds are approaching 3% .

I’ve always went with the notion to look in your back yard before looking too far away, there’s always deals if you look hard enough.

@Joanne Basecki I had a similar notion 30 years ago. 

You've got to rub her face in the stupid lie, as bad as it makes you feel and as alien to your sensibilities and egalitarian notions it seems to be.

I am based in the greater Denver market and work with several clients looking to acquire commercial space for marijuana related businesses, clients looking to acquire similar space to what a marijuana related business would be competing against as well as clients that own or are looking to own commercial investment properties with a marijuana related business.First, dispel the notion that the US AG will start seizing property for state-licensed marijuana related businesses.

It' not a buyers market if your only source of purchasing is by fishing in the same pond everyone else is fishing in, THE MLS.Off Market Deals will rectify that notion in any market and because you use HML and PML your CASH OFFER Negotiaions swings the market to sway in your favor.There are so many strategies for acquiring off market deals.

I already know that your tax pro will say "no" to depreciating light bulbs and repainting in between tenants (& they will LOL at the notion of depreciating a $2.50 light bulb), but start the "fight" there so that when you're done "meeting in the middle" maybe the new carpets and new water heater get "depreciated" instead of being a "repair."