Based on the # of units and loan size, this is a small balance commercial loan scenario.  

An incredibly small amount of properties are sold by wholesalers.

I may have an opportunity to aquire a small self-storage company with about 32 units.

Hi everyone,I’m interested in raising debt for small multifamily deals but I have a few questions about it and how I want it to work with my proposed strategy.One of the things I'm wondering about is how to structure a deal with multiple debt investors and what security they can be offered.

May have a better chance if it was a small local servicer, credit union, private money lender.

I'm looking at a small town (probably too small) to invest in. 

It's a single family residence near a small college.

Part 3: The $150k rule you're referencing is the small taxpayer allowance to deduct passive loses. 

Purchase price: $300,000 Cash invested: $40,000 Sale price: $400,000 After flipping 2 other small single family houses around 200k we decided to go into a bigger deal, got the property for 300k invested 30k into it and we sold it for 400k, it took a lot longer to sell than the smaller deals.

.: https://www.irs.gov/businesses/small-businesses-se...and you can get an llc formation book/ binder ( usually i get the 1st one - #6) here: https://www.mburrkeim.com/outfits/compact.htm