Steven Hamilton II - Hey Steven, I have a related question (hopefully this is helpful to OP, as I don't mean to threadjack!).

The people that the OP is referring to probably can't spell 401K, let alone put money in.

You will not know the actual number until it happens.In the OP, the other idea mentioned is principal (on a loan) being factored in.

There's ALOT of moving parts to buying a 150 unit MF: only getting started by mentioning a per property LLC, SEC registration PPM/subscription/Op agreement, lenders, bridge loans, rehab escrow etc etc.It'll take self education from a few experts and putting your dream team together in your location to be credible to sellers, broker and lender, they all will interview you

I’m still trying to get my head around your OP.

Most mls can search by buyer co-op, and these means that they may only search for the bad deals with a 5% co-op.

Good Ops Order starting there, LOL.Bryan hit on something there that you should consider too, keep them and trade up with a tax free exchange of similar properties, unless you are wanting to build an inventory and keep them, but trades can keepyou in nicer properties as the years pass, so long as we get to keep that in the tax code.

If the OP and I bid on the same property and offer the same amount, but I forgo my side of the commission (I can do this because I'm an agent), I'll get the property before he will.So, the listing can very well decide that they don't want to take both sides of the commission, and by choosing not to take both sides, they increase the net offer amount and therefore increase the buyer's chances of getting the property under contract.

I'm not sure the OP could pay with cash.

What about getting coin-op machines?