From a numbers perspective it seems like a winner:16Sq Ft Price4500Sq Ftge $72,000.00 Revenue $(7,200.00)Vacancy Allowance (10%) $64,800.00 Gross Revenue $(900.00)Trash $(1,500.00)Water $(3,600.00)CAM $(10,000.00)Misc $48,800.00 NOI $435,000.00 Cost $(43,500.00)Down Payment $391,500.00 Loan Amount $23,490.00 Interest Only (6%) $25,310.00 Cash Flow11.22%Cap Rate58.18%Cash on CashI added $10,000 year in miscellaneous expenses and hit it for a 10% vacancy allowance.

Great job, Cam!

I also hope someone cam help me with my decision on purchasing that entry level package.

If that tenant ever goes out the second or third generation tenant might not be national but regional or local in nature and if NNN and taxes are really high above base rent you might have to go lower on rent to land the tenant.If this is a strip center with NNN leases then the leases typically state the tenants WILL ONLY cover their pro-rata share of property taxes,expenses,etc.Example if you had 6 tenants in a building and then 2 go out the other 4 tenants do not want to shoulder the expenses for (CAM) property taxes, maintenance, and management fees above their base rent for spaces they do not occupy and do not generate sales out of.What you do is check BEFORE while under LOI or PSA with a local tax attorney who challenges and appeals the property taxes to see what is the custom for after a sale.

@Mitch Coluzzi   is it mandatory to sit through class's .... my states OR CA MS you could do it on line.And if your already a broker like I am you only have to take the state portion.. which in Mississippi was 15 questions.... and they hand grade it there right at the counter I got 13 of 15 in 5 minutes I was  a MS broker... the study material was like studying for a drivers license  they just handed you this little booklet....

I'm in will it be over web cam or just chat?

Then they came back grateful in 2008.The rest of the clients that didn't listen made me learn about short sales and now I am busier than I have ever been in my life.I am teaching people new things, learning new things myself, referring business out in multiple states and creating new ways to make the banks pay us back for all the sex they had with us (without kissing us or buying us dinner first).

The first is to get a sewer cam inspection and the second would be to get a termite inspection. 

They often use shame and guilt to find a leverage point, even disappointment about sex in the bedroom because the prospective investor hasn't manned up to open their wallet for the training.

How do you decide that neighborhood b is a better place to focus on that neighborhood a or c? Am