@Daniel Urban, a commercial property's value is based on how much money it IS generating, not how much it COULD be under ideal circumstances (there are exceptions, of course).If you're serious, I would determine it's value based on the information you have and generate an offer based on that.

But, that's before taxes.What rental property does is generate long term wealth by accumulating assets and having someone pay for those through rental income.If you want to own enough property to quit your day job, you'll have to figure out what you feel is comfortable enough to live on and then figure out how many units you wish to own.If you really want to build a real estate empire, you would have to buy a lot of residential units or large commercial property and run it like a business.

Been looking at commercial, but the 20yr mortgage and 4+ interest rate eats away at the cash flow. 

@Pennie HeathIf you're looking into hanging your license just to do personal deals, you should interview local companies about being an investor and minimizing your fees or commission splits with the office.On a related note, you'll have to pay dues to the local board of realtors to gain access to the MLS.

What a realtor can do for a wholesaler:provide accurate and solid sold compssubmit contracts on the MLS on wholesalers behalfhelp them with access to properties(trust is needed for this)Feed them leads if they dont have a buyer themselves and get compensated for itWhat a wholesaler can give a realtor:Give a lead to a realtor if they dont have a buyer or need help moving the houseIf closing on a property and the wholesalers buyer is flipping the property the realtor can list the property as the selling real estate agentI could name a few more but I choose not to lol.

I have worked in investment banking, private debt, commercial banking, and private equity all at “prestigious” firms and closed $30bn+ worth of deals.

Your multifamily model might have a low to stagnant growth rate with much greater replacement reserves to account for roof and HVAC replacement.One of the great parts about commercial investing is the predictability of income.

Im thinking If i buy one with my VA loan and use the equity to put a down payment on the other i can buy both without getting a commercial loan.My question is do you think the owner would be up for this?

The seller financing deals that we’ve done have been commercial (sold to other investors) and not residential; so to my understanding, the same residential lending laws didn’t necessarily apply. 

We have an investor that does his commercial and flips in Louisville, buy and holds in Evansville.