Quote from @Jake Baker: I agree with @Maxwell Ventura that the tier 3 license is a great play.

I have a very simple example of a Power BI dashboard for a simple valuation on my website: www.s7analytics.com Take a look at it and feel free to reach out.

However if we start up a LLC and perhaps buy a couple of cheap properties free and clear to put in our LLC we’ll begin to strengthen the LLC and put it into a position to borrow.

He owned it free and clear and we contracted it for 50k and sold it to one of our buyers for 185k.

This means that if the bank forecloses, and you can’t pay it off, you will lose all of your money with no recourse to anyone.One option to secure your loan is if one of the partners has a free and clear property worth significantly more than your loan.

Here are the key details:Property Type: 5-unit mixed-use building (2 retail, 3 residential)Asking Price: $5,200,000Building Size: 4,526 SFLot Size: 1,573 SFAir Rights: 4,939 SF availableLocation: Prime area, corner lot, close to public transportation and major attractionsFinancials:Total Annual Income: ~$359,305Net Operating Income (NOI): ~$278,686Existing Debt: $4.375M @ 4.28% (assumable, maturing 1/2031)Rent Roll:Retail tenants with leases extending through 2024Residential units are all 3-bed/2-bath, free-market, with luxury finishesI’m trying to figure out how to best analyze this deal and determine if it’s worth pursuing.

And not have to go with one of the free firms, who invest your exchange proceeds in lieu of collecting exchange fees.

While you certainly need the cash flow to cover expenses solidly, sacrificing a little to buy in an area with higher values may end up being a better long term play... likely to have less turnover, higher tenant demand, better appreciation from owner occupants driving prices up, etc.All the best!

They are expensive to run but are basically maintence free for decades.

Execution You can learn all of it (almost for free) if you dedicate enough time to the process.