The lower cap rate on the new building is consumate with the lower risk, because its brand new and will have leas operating and cap ex costs, and because its going to attract a lower risk tenant base.

@Kenny McCray  I would spend the time and energy trying to outsource the most time-consuming units. 

It's not very time-consuming.

I'm closing two deals at the end of August, but the lender wants to see 2 years worth of commission so I effectively cannot get a loan (which is kind of ironic imo).

-The price adjustment adds 0.5% of the loan amount to the consumer's cost.

Get that ironed out in your head before the next steps. 

All are expensive and time consuming and need to be considerations.

Once you buy, and assuming you don't transfer the property, your taxes can only be increased by the amount of the Consumer Price Index (CPI) or 5%, whichever is lower.

The changes protect the consumer by making certain that wholesaling is a regulated practice in Illinois.The Act now provides that a person must be licensed as a broker in Illinois if they have engaged in a pattern of business of buying, selling, offering to buy or sell, marketing for sale, exchanging, or otherwise dealing in contracts, including assignable contracts.A pattern of business is defined as engaging in any one of those practices on two or more occasions in any 12-month period.

That'll consume year two.Step three is to do it all over again.