Even though there is low inventory, interest rates are high, and many properties don't cash flow, look harder there are always deals, you just need to find/make them.

I have seen this range from as low as $100 up to $300.Do I need to pay anything before sitting at the closing table?

That's a very low amount given it's a commercial property.

Most of my CFO clients that are in residential development are looking for IRRs (usually over a minimum 5-year period) in the high teens and the commercial developers are looking in the low to mid 20% range.

If the other two parties want to flip a house maybe they can do just that as partners and then sell you the house which you can buy with a primary home loan with low down payment.

I choose not to contribute to your loss.Best.

Preferably low or no money down as best seller would be one only interested in the monthly incomeI then sell said first property and take that cash to buy the investment I am really wanting and I get the terms I want.only thing I don’t know about yet is, how to dodge the tax on the sale of the initial property?

Install low profile LED lights or wall sconces.If this is an investment property you need to be thinking about returns.

Lexington is a weird market with low occupancy, 90-92%, and there aren't many assets in the market.

Idle money is the quickest path to low returns and does no good for anyone.