What does it cost to buy a laundromat?

Consultants, inspectors, and mentorsProperty managersAssistantsBookkeepers, accountants, and attorneysLandlords if you rent your office spaceYour business partners if you paid them (except if they were strictly lenders)Disclaimer about wholesalers: it is a controversial issue, with some of my colleagues claiming that wholesalers do not need 1099s.

I have about $400K to deploy, but would prefer to buy several duplexes rather than 1 more expensive building.

I would also recommend doing your due diligence on the new lender, and make sure they are not just a salesy loan officer trying to win you over with term sheets that don't exist... 

As seasoned investors, we buy properties we see as “a good deal”.  

There is a "sponsor exemption" but that only allows an unlicensed person to raise money but it cannot be more than 50% of their duties and the pay they receive cannot be based on how much they raised.If you have never raised $, a family office will be off the table as they typically want the company to ahve atleast $50-$100M in assets. 

These days I can't buy a lot for $40-50k.

You can't even get an officer to a traffic accident anymore and how many domestic violence situations happen with little to no attention.  

I’m trying to buy a second multi family.

My attorney informs me that they are waiting for the court to assign a court officer to post the warrant of removal on the tenant's door.