Even with no money down for a commercial deal you will STILL need over 10k to close.Site inspection, cost reserve stable, phase 1,survey, appraisal (if you want), title search, title policy (if you want), closing costs, etc.

The lot was surveyed out of the Montgomery-Campbell lands in 1898 and the area is now part of the downtown core of the City.    

Please help us by answering our short question survey.

IREM has an annual income/expense survey of all major metro areas (IREM Annual Survey), it costs, but we have found it to be very valuable.

[x] existing tenants to remain in place OR ....[ ] buyer to take possession vacant (ie seller to evict) [x] seller to disclose all Permits and Certificates of Occupancy [x] environmental survey, Hazard, Flood certs paid buy seller

That may be a better and more realistic survey than a bunch of real estate investors ;-)For the long haul, getting security and stability under control so you can find carefully vetted, longer term tenants seems to me a better plan. 

Parcel had been owned prior by a survey/construction company, who had likely been involved during the initial platting of the area.  

I will be asking the banker this but want to survey before I do.Has anyone used their equity as collateral in an acquisition, but not via a HELOC?

I definitely believe that the Summit was a huge success, and from the feedback in our surveys and at the event, it looks like attendees definitely want a follow up!

Like the apartment owner surveys that show expenses are 50% of gross revenue you will find that appreciation is sustainable but not easy to predict with precision.Bottom line Mike.We agree completely on the value of positive cash flow (after real expenses like you factor in).We disagree when it sounds like you think there is only one model.