Also, during our Christmas tree selling season last year, we had 40+ employees and I was running payroll for them myself in the most inefficient way imaginable.So, I need to talk to a CPA about our business structure (keep it all together?

By having Handymen on the payroll I believe that I can fulfill these small common problems at a lower cost, because the company would be making absolutely zero profit off this service.

In determining the current value of the property, you'll want to include all expenses related to the operations of the property (administration, marketing, maintenance/repairs, grounds, payroll, management, utilities, insurance, real estate taxes, and reserves).  

People have made all kinds of money investing just on "cap rates", but typically more sophisticated (not necessarily better) RE investing uses discounted cash flow modeling.

It has been my experience that these are fairly sophisticated transactions that can be very costly and time consuming. 

It's not as sophisticated as the BP analyzer.

It could be fewer people have the sophistication, and unless paid for, the deal may have some hair on it (some folks post on the subject to and wraps and such on BP).I did enjoy Jay P.

Cash is more risk adverse, limits your scaling capacity to your immediate accessible liquid cash (possible one may have a strong capital arsenal).The ultimate goal here is that the provider you define fits your strategy, culture, is sophisticated well established operation with a proven track record. 

Many syndications solely deal w/accredited investors and some allow sophisticated / non-accredited investors depending on how they are setup.  

They suck, believe me.All in the name of asset protection, you are losing like 3 of the biggest benefits of owning RE by getting sophisticated.