Hi everyone,So here is the deal.Started a PM company 10+ years ago as a subsidiary of our turnkey company (IMO it's a tough gig selling turnkey if you don't also manage in-house)Hated the PM business for a good 5 years or so.Then one day I woke up and smelt the roses and realized that PM is not so bad after all.That of-course came at a time when things actually started to work and we actually started to "work" the systems just as they should be worked lolWe have reached a point now where it's a pretty well oiled machine other than the minor $#@% that we fix on a daily basis.The business motto is systemize, optimize and monetize which is a work in progress but chugging along.I'm confident that with the operation as it is today we are at a point where we can start to significantly scale.Organic leads are flowing in nicely and we grow at between 10-15 units per month or so.My questions are:1) How do we potentially find other "mom and pop" shops what want out of the business and we purchase to take over?

I think there might actually be a way to both grow your portfolio and respect his conservative nature using the 1031 exchange.You mentioned that your properties were held in cash. 

I understand the costs associated being an Agent (I actually took a course and passed the licensing exam a few years ago, but never did anything with it as I started a new career as a Firefighter). 

Looking for a way to get property for business that can essentially operate from a 2 car garage.So options are anywhere from FHA-SBA-USDA-A piece of grass and a metal building-seller financing-CDFI'sI like the look of USDA loans but, anyone experience with them?

Find one that actually invests themselves, interview them.

great thread, im actually here right now on calle 7 and 14, La Velata area thats booming.

To do that we'd need to examine the contract and the various other factors e.g. the intent of the parties, actual lease payments vs fair market rents, etc. 

This property was actually one I was renting and was able to purchase off market from my landlord.

https://www.biggerpockets.com/forums/48/topics/1159104-overl...It will take a creative strategy or a combination of creative strategies to actually cash flow.Same thing here in Pittsburgh. 

Having that management piece set up usually helps with the partners.