I would love to JV with someone that has experience in this arena so I can learn the niche or a consultation/mentor fee, whatever is acceptable.

For a rental in many markets this would be acceptable.

Our property management company wants to sell 3 apartment blocks for us approximate value 2m maybe slightly more, can we ask them to accept 4% sales commission?

That being said there are those that are willing to accept buying in an appreciating area where the rent only covers the mortgage (PITI).

If a seller listed a home for $100,000 but was willng to sell for $94,000 as that was likely the FMV, it would be the same to him if he accepted $100,000 with a 6% seller credit or $94,000.I looked at the zip codes of lower priced homes in Memphis, Cleveland and Indianapolis and they appeared to perform betterMemphis38105 - Prices were $35,700 in 2016 and now $116,000(220%)38106 - Prices were $21,600 in 2016 and now $60,900(180%)Cleveland44108 - Prices were $34,000 in 2016 and now $59,800(74%)44104 - Prices were $36,300 in 2016 and now $60,400(66%)Indianapolis46201 - Prices were $42,900 in 2016 and now $149,000(247%)46222 - Prices were $39,000 in 2016 and now $127,000(225%)I should mention that I don't invest in Memphis, Cleveland or Indianapolis.

Unless you're financially prepared to deal with these issues and accept that 'once you know, you must always disclose' defects, I would move on to finding what is truly a good deal - as a good deal is only as good as its bones.  

You can also ID potential properties that seller may accept a price 10%+ below their asking price.You should still have my calendar access link in the DM area here, so get on my calendar if you'd like to discuss more:)

A 1031 exchange is NOT available for owner occupied property so that’s the bad news.The good news is for owner occupied primary residences, for married couples, the first $500,000 of pain is tax free.No need to worry about a 1031, live in the house, sell it, use the $500,000 exclusion and you pay KP tax on whatever profit may exist,2.

I have my separate allocation of funds exclusively for investment property.

Eventually, the theory is, bitcoin would be accepted by more retailers straight up like Overstock does today.