I have no experience or knowledge in the commercial side of real estate.

This way all specific systems that could cost big $$$ are getting evaluated by the people who know them ( and the plus side is we are getting prices to fix items if needed).  

FHA loans tend to air on the side of caution when it comes to down payments and they will investigate where the money came from, and the money cannot be tied up into a loan that you will have to pay back or you will be denied for the loan.

We sell turn keys in Indianapolis and Kansas City which are 2 very hot markets right now.

Sure, but we are likely reaching the point where I have to leave this to the experienced sponsors on BP because I don't want to be that guy who provides advice on the sponsor side of the transaction.  

That's the down side.

Plus side is you don't have to deal with exteriors so it might not be a bad plan.

I have mentors on both sides of the fence and this is what I was advised and what I practiced.

The challenge on your side is that you have education related expenditures happening now and on top of that you want to also invest into cash flow producing properties to offset your current liabilities.

Pat, last summer,  my wife and I bought the 4plex on Dowling on the other side of the creek from your store (right on the creek).