please shop deals nationwide with 600K down you are thinking micro small{.} you can get a 2mil value 10-12+plex in the right area {.......}, or a NNN commercial property for 1.8 that returns 5.5 cap with no effort.

I have the opportunity to buy from a motivated seller. 1 acre with four lots consisting of 3x POHs and 1x TOHs, plus a single detached garage that can be rented out as a mechanic shop.

@Kirk Roberts, first off if your accountant believes 1031 exchanges are too difficult you might want to shop around for another accountant.

., etc.) without any real estate experience is a bit like trying to form and manage a law firm without any legal experience, or trying to establish and manage an auto repair shop without any automotive experience--those would be monumental challenges even locally, but doing it from hundreds of miles away is near impossible.

I highly recommend you begin building relationships with people in your local market by attending meetups and asking people to grab a coffee or beer.

I've been recently quoted 10%, seems a bit steep...Not the most absurd I’ve heard - MF purchases 5+ units will typically range in the 9% range, especially if you are shopping wholesale lenders and not local commercial banks.

Every submarket/micromarket is so unique, it's hard to know what your's can support when it comes to retail, and what it would be like to deal with those types of tenants, especially small business owners who may operate on a razor thin margin, like most food/coffee businesses do. 

Sometimes, different lenders have different rules or ways of doing things, so it might be worth shopping around a bit.

The mortgage shop will do them but they have to be above 450 sq Ft I believe 

Depending on your personal finances, shopping for a triplex or quadplex may require the existing market rents to pass a self sufficiency test, to ensure that you will be able to pay the note.