I know others say it's a place where deals go to die but I found a commercial building with a triple net tenant and a development lot and after negotiating got 40% off the asking. 

Doing so has made me realize that REI is the best way to go and so my significant other and I have started to read books geared towards not just Investing but also business development.

@Travis Weitthoff - I was wondering the same, the seller is a firm that specializes in developing and stabilizing multi family investments on the South Side of Chicago, so I'm going off the assumption that the numbers they gave me were from last years actuals, but not positive.

IE assigning contracts.. you simply cannot in this state advertise through any medium a property you don't own. once you own it of course your free to do whatever.. but then if you rehab it you need a developers license.

You must know all the rules and don't get upset when sometimes you mistake and pay few $$ because you forgot about expiration of 0% Right now, business credit cards give me 0% till March 2020 and with only 1.99% fees upfront while personal cards only for 12 month and 3-4% upfront.This is long term game and ideally you have to have 4+ eastanlished credit lines with different use - revolving and installment, for more than 7 years - never be late - then you'll reach to 850 FICO.Plus few other tricks - but it's alittle bit personal

The fact is that few deals will ever turn out to be ideal concerning multi residential properties.

I owned a timeshare unit in a development with many unsold units. 

I want to hang onto this tenant as long as I can since they are literally the ideal tenant however given that they may want to utilize a smaller lease term I need to insulate for vacancy and turnover cost.

Stacking would be ideal for us, start with a 2, then the following year acquire a 4 family and repeat.

We ideally wouldn't want to refinance our current properties as my interest rates are 3.75 and 4.1%.