Together with me on the stage are 2 lenders - a hard money lender and a conventional mortgage lender.

So I would guess it actually won't be worth more thus this is really a zero sum game for you at this stage.  

I have a two-year goal to buy a commercial property with 30 or more units...I am int the early stages of planning now and could use some wisdom from those of you that have done this before.

I am just in the beginning stages of creating my real estate investment business. my plan is to get my business up and running and buy my first property within the next 90 days. 

Nothing more frustrating then sitting on a beautiful house with staging in it though...The Numbers:Purchase: $195,000 (cash)Rehab: $50,200Holding: $1539Closing/sales/excise: $28,000 (roughly)Sold in 6 days: $330,000 conventional, no concessionsProfit: $52,074 give or take.Bottom line, is make sure that you have VERY well defined contracts when you set up your partnerships, whether its for your company or a joint venture on a property. 

Also, from pursing short sale leads, in the early stages just a after an LP,  I've found owners are either in denial, hope for a miracle, figure they have a couple of free years, think the Obama train will save them, etc. and just don't seem to be motivated yet.

Because of the fixed misconception, many people start to save for the house at a very late stage in their career and they eventually lose on the various investing options.

@Sandra DiazThere are 2 ways of looking at this purchase, well 100s, but 2 simple ones, rentability or appreciation.Rentability could be 2 stages: house hacking and then full "investment property"The basic principal behind house hacking is to drive your monthly housing costs as low as possible.  

I work for the Chicago Public Schools (10-month worker as a Dean of an elementary school), and many Illinoisans may know that CPS is facing some serious financial issues/future CUTS!

Glad they are helpful....I am pushing myself out of the analysis paralysis stage.