At the numbers you are talking about and where the market is heading you could pick up some very high quality NNN national credit tenant properties as commercial continues to recover. 

You just have to make it more exciting than the competition.

For example:Second, under their "About us" link, click on "Management" and you'll see a "Meet the Team" page where there's the following photo/info for this James LaPushner fellow you mentioned (which says he was born in New Zealand):However, if you do a reverse Google image search on this photo, you'll find that it's posted on several other sites, including this one: https://planetaseminarov.ru/people/konstantin-baksht.htmlHere's a photo of him from this page:This page is written in Russian, but if you translate it, it says his name is Konstantin Baksht, he lives in Moscow Russia, and he is the owner and CEO of the international consulting company Baksht Consulting Group. 

You're not in the position to be a cash buyer...as a former wealth manager, it's simply not a good play for you for many of the reasons stated above and more.  

For the son to qualify for the $250k exclusion, I believe he would most likely need to meet the ownership and use test, meaning he needs to own and live in the home as his primary residence for at least two of the last five years before the sale.

While it’s possible the machines could keep on chugging for years to come, I always like to take the conservative approach.

They require all cash to buy so the people there have money.

And start the tedious process of building those relationships.Or you could skip all that and find a mentor that also has the community of likeminded people.It will take you less time but is likely going to require an up front investment.Btw have you done a deal yet or would this be your first?

Here are a few suggestions on how you can maximize the wealth of information available: Check out the blogs and podcasts, or take advantage of the search feature (magnifying glass).

It varies a lot and depends on the vintage of the property and your tenant base.