I've heard you have to be choosey with what you buy, i wanted to buy some heavy machinery and shipping containers this year (which i thought would be relevant), but not sure about a truck or tools.

That's the value of the business component of the sale.In larger companies (roughly $10M+) , there is a different method called EBITDA - earnings before interest, taxes, depreciation and amortization.To that SDE value, we add the value of assets (vehicles, machinery, etc) and real estate, if any is to transact. 

The majority of our deals are for accredited investors, though we have some for sophisticated investors from time to time. 

If you want or need greater sophistication to change the LLC Agreement later on, that can always be done and/or reviewed by an attorney pretty easily.

In other words, rather than believe there may be a deal because of the way the asking price is structured, I’d pass just as I would any other unmotivated, pie in the sky seller.Rather than believing the seller is just naive, I would think he’s very sophisticated trying to find a naive buyer!

Move the building machinery and equipment up off the lowest floor and you’ll get a break too.

If your realtor doesn't have a sophisticated system for querying the MLS a lower-tech method is to have the agent do a full CSV dump of the MLS for SFR and send it to you after stripping out the non-public data columns. 

All my business loans to date have been built out or for machinery, not for a house.

I'm not exactly the most sophisticated of investors outside my narrow niche.

If it’s like a MN farm it will be a tiny percent if it’s only housing or a section (640 acres) but a much larger percent if it’s housing plus grain or machinery storage on a quarter (160 acres) usually 3-10 acres can be included with the buildings if it isn’t production land.