@Nick Mercurio Property tax payments are usually due twice a year, payable before the due date.

Usually there is a lot more variation in commercial for what a lender would be willing to take on, you just need to find a lender who is more willing to take a chance on a new operator.

Same with the condition, usually the sales contract already has language stating that the seller is responsible for maintaining the property in the condition it was in when the contract was signed.

Our lot sizes / frontage in NJ is usually only so big... 

Usually because:1.

I sold a property that was adjacent to the scenario you described and it was overall a negative experience from seeing strangers in the lobby area 'hunched over' and walking by some zombie like people.

maybe you're losing a few hundred in cash every month, but i'd be willing to bet the appreciation, debt paydown, and tax benefits combined are seriously outweighing that. you could look at this like putting the negative cashflow every month into an invisible savings account for the future, like a retirement account. this obviously only works if you can comfortably lose that cash every month. you could also consider not renewing the lease and doing STR or MTR in that property?

I usually see 10-15% down 1-2 points and 11-12% rates. 

In Texas for example, who pays for buyers title insurance is negotiable, but it is usually paid by the seller, and the buyer usually pays their lender's title policy.  

I’ve been attending the RI Real Estate Investors Group (RIREIG) for over 20 years and have found it very worthwhile for the information in the presentations and even more so for the networking connections and friends you make.They meet twice a month, usually on Thursdays, one is online for anyone and the other is in person for members.I hope to see you at a future meeting!