Or to avoid angering you they charge your tenant's huge commercial fee's so you can forget about retention.

I started my career as a commercial banker a long time ago, but have been an independent mortgage broker for nearly a decade.

Those are the players for residential...commercial the same way.

Approx 5 commercial  properties with total combined value book value 12m .. actual maybe 20-25m?

I have some business and commercial real estate in Vancouver area.

Westchester, although one of the hottest markets, has a ton of upside with opportunities for both cash-flow and equity. 2-4 family properties in Westchester are the 2nd most affordable in the NYC Metropolitan area (next to Suffolk County) making it easier to find cashflow opportunities when compared to the boroughs and other suburbs like Nassau.A client of ours in Westchester recently purchased a < $800K 2-family with a detached 3-car garage which brings in additional rental income - from a local business owner with commercial vehicles.

I have amassed a decent network of vendors, so definitely looking at fixer uppers.Eventually, I hope to grow my portfolio to acquire commercial loans for multifamily deals, I haven't started purchasing investment properties, only have my private residence.

(The typical commercial loans I use are at 9.5% right now so be prepared for that.)4. 

The income based approach to valuation is only used for commercial properties, that’s 5 units and up for multifamily.  

For active investments I advocate considering how you can diversify WITHOUT ceding your competitive advantage nor the superior profitability of the niche your in.As an example my business is running an investment fund and syndication high interest commercial mortgage loans secured by income producing real estate.