Gives you a leg up on the competition, which seems well worth the time and initial investment for a RE license.

Theres 2 or 3 chairs outside the offices and thats where the board is, so only way you'd ever see it or know it was there is to be in the offices.

@Chris Messersmithyour best bet is like @Claire Hebb mentioned above, start wholesaling, find a wholesaler from the area to mentor you and make sure he or she has a track record on wholesaling, since you will be doing a lot of the leg work for the wholesaler, learn the trade while you get active on investing on direct mailing, get a few deals on contract and sell them to local investors.

Which could help you out with your ceiling.Barring that, selling the rentals with closing set as an on or before date that gives you time and add to that a contingency extension for locating a replacement property for you 1031 is a pretty good option.You could also go the other way and do the leg work to find an unlisted but willing seller and contract contingent on selling your rentals.The bottom line is that its all about risk.  

@Shawn Ackerman  I was just pullin the BP leg.. small rise is expected and market will be finerepeat of early 80's rates and all bets are off

Since you are in construction, you have a leg up on all first timers.

I will put $5K upfront with majority of leg work and management of purchase, repairs and property management.PLEASE help me how to structure this arraignment either as a partnership or as an investor/contractor relationship.Phil

And when it does, it will like the game of musical chairs...those who were betting on a rising market to make money will be the ones left without a chair. 

So I am looking for a PM that has experience in areas like this and does not cost an arm and a leg.

If you keep the existing building, possibly do the leg work to split the lot and market the empty to a builder/developer and the lot with the house to a rehabber or builder, you could probably make the same profit or more in half the time.