@Paul Sandhu I give props to that guy - he took action.

Can anyone suggest some property management companies that they have had positive experiences with in the Muskegon area?

Hi,Please share contact of lender who can do line of credit with 2nd lien position on my investment properties.

I do believe I can put myself into a position to buy in three years but he’s pretty much asking retail for the properties... there is more developments coming my way and the main road I’m on is being expanded to have a turn lane.

Yea, I never bank on appreciation but positioning yourself with some of those factors I mentioned can certainly lead to some in the long run if not at the least mitigate some risk.

I know this topic has a lot of forum questions dedicated to it already, but my go-to resources direct mail list resources seem to be set-up differently then in the past.I have used Reonomy and List Source previously for direct mail leads with good enough results that I'd use them again, however Reonomy has just recently been forcing an annual contract instead of monthly which is WAY too costly for what I need, and List Source has split up the commercial properties list differently then the last time I used them and almost all of them are listed in "Commercial: miscellaneous" with every other property types, and I have tried filtering differently with no positive results.My goal is to get "true ownership information"(Names, Addresses, Phone Numbers of people who own LLCs & INCs), but for now this is a one time thing, so I don't need an annual contract, and I don't want to pay thousands for Co-Star for an entire year or something.I do have TLO, however pulling multiple owner's information is very time consuming, so I'd like to do this only for a few select properties.Long story short, I'd settle for any ownership information whether it's company data or not, but I'd like to do a one time deal and get 500-1000 leads.

As with anything else we must take Action.

Many great lessons to learn here, sounds like you've rebounded quite well - and positioned yourself for growth...fantastic to hear. 

By my calcs, the OP should be able to drive some positive free cash flow (and mid-single digit earned ROI) with total rents of about $3400 (assuming a total basis of $453k). 

@Karla Slyngstad A Delaware Statutory Trust qualifies for an exchange, and most have debt at or near 50%.In your situation, and speaking in general terms, a $400k equity investment would include a $400k debt position, satisfying $800k in an exchange.