We have marketed the property through 2 local brokers and in house.

If you believe you have paid in enough to date through W-2 withholding and the expectation is that you will not owe considerably more that might be an option. 

This ends up working out as an advantage to careful buyers, however, it also ends up wasting quite a bit of everyone’s time.One thing I never quite understood was that everyone seemed adamant that the commercial sale should go through a lawyer versus an escrow company.

This allows you to defer all of your capital gains through a 1031 exchange.Additionally, it’s important to keep in mind that the exchange must be like-kind.

Here's a look at the median list price over the last 5 years for Columbus, Cleveland, St Louis, and Detroit.These markets are all kicked around a lot for people looking for cash flow.

Specifically, rule 506(c) allows for any securities offering to be exempt from public filings, other than the actual registration handled under Form D, which is available through an SEC search.

However, it may be a better strategy to base your decision on cash flow rather than speculative gains.Purchase Price: $480KAnnual Rent: $2,400 * 12 = $28,800Expenses (@30%): $8,640Net Operating Income (NOI): $20,160Cap Rate: 4.2%Another point to consider: if you're already facing negative cash flow, how will your returns be impacted when it comes time to turn the property or if a costly repair is needed?

 - initial cash flow has poor correlation with long term cash flow.  

I’m reaching out to this knowledgeable community for some guidance as my partner and I embark on our real estate investment journey.Our Situation:Partnership: We are a partnership of two individuals.Current Income: Both of us have W-2 income, which we carry a tax burden.Goals: Our primary goal is to replace our W-2 income within the next 5 years through strategic real estate investments.

I want to get into the game as soon as possible with multiple cash flowing doors.