Second example: I purchased a first lien note secured by a very run down shopping center in which the principal balance was $470,000 - I paid $255,000 for the note.  

Someone with a good shop vac that has a long hose can get it cleaned out pretty easily. 

If you're bankable shop around and you will be competitive on rate and terms with banks without going through this arduous process of forming these unnecessary structures, transferring title and incurring additional transactional fees etc.

If you don't have enough cash, then you shop around for loans.  

Our home was right next door to a shop that had alot of oil tar waste. 

There are exceptions to this rule, but there are an abundance of examples that had investors not been prepared to perform might still be shopping..- Voice of reason: The 'best' real estate professionals are apparently the most honest.

NEW TENANT GIFTSHere's what we give new tenants.....Cleaning Bucket with Cleaning Supplies:white vinegar, baking soda, awesome degreaser, disinfectant wipes, carpet spot cleaner, magic eraser, all purpose cleaner, scrub sponge.Tote Bag with Useful Items and Tools:hand soap, paper towels, plastic garbage bags, toilet paper, toilet plunger, Zip-It (strip for clearing hair clogs from drains), plastic clothes hangers (6), shower curtain liner (good quality cloth one), laundry detergent, dish soap/dish detergent, cutting board, "Freeze the Grease, Save the Drain" kit, “Recycle” bag for collecting materials for recyling, magnet with our name and contact information, picture hangers.Refreshments In the Fridge (for move-in day): several bottles of water, healthy snacks, bottle of sparking cider with a welcome note attached.Larger items: Welcome mat, shoe tray.

However, the best way to get market rents is to call local competitors of multifamily buildings and "secret shop" them as if you were a renter.

I used a local independent agent and when this was his best answer - I tried to shop for other options and came up empty so far. 

Each is about the size of a large plastic container or shopping cart, and they mount right to the wall.