I know it's too early to say this is a pattern, but even on a bad month I'll be profitting $1k.

As a matter of pattern the office retail and industrial follow suit.

Wiser from our first experiences, we did a few things differently and we are now in the final stages of closing.That brings us to my current situation which provides more questions than answers.Here is what I know:Property will be Commercial – supply is low - demand is highLocated in an area with quick access to all main travel corridorsParcel is 1½+ acreProperty has a permanent easement for access through a large, well established and shared entry with a new restaurant (In operation 5 months and drawing 300% of original projections)One of three new hotels is across the street (Open approx. 6 month and booked for the foreseeable future)Property is ready for the shovelCity plans to pave frontage roadProperty has all city utilitiesProperty will be purchased using an llc (one silent partner - I am majority owner/managing member)The property will be debt free at closing**As an additional note - I am purchasing the parcel from the owner of the restaurant and have an agreement with him not to build a competing restaurant on my property.I’m sure there are many others but it seems I have four basic options:#1 – Land Lease#2 – Build to Suite#3 – Lease Purchase of some type#4 – Flip for prophet and move onWhile many would quickly say that all booms will bust (and, for the most part that would be correct) there are nearly always areas within that Boom that, for many reasons, attract and sustain the highest and longest growth patterns – This property is located within an area fitting that description.

I have extensive experience with this as I was in the restaurant industry for over 10 years before getting into commercial real estate.By checking the books you can see sales patterns for the type of product they sale.You can see over the past few years if a majority of the sales are seasonal and then if that part of the year has already occurred.If the strong sales are still ahead of them in the coming months they can have a good chance of catching up.If they have already had historically the strong sales months of the year then they are in really bad shape.Also it's important to note their sales volume over the years versus new competition in the area.If they have a burger joint and within a 2 mile radius 4 more burger joints have opened up and sales are declining along with profit margins then they are in trouble.Does your current tenant need all the space they have??

Just wondering what patterns you've seen since you do so many.

I don't think there is any specific pattern you'll find.

But, the most important thing to remember is that real estate historically has cyclically patterns of up and down markets. 

I think you'd only run into issues if there was a history/pattern of applying/calculating the late fee based off the discount date or discounted rent amount. 

If you are selling a  property that you had purchased with the intent of holding for productive use then the 1031 exchange is available to you.However, each sale also creates a pattern and picture of your intent.  

I would absolutely not form any sort of partnership.There is no risk in jeopardising the family relationship by not patterning where as the risks of partnering could produce a negative outcome.