It may be a distressed property or some other "must sell" situation where the seller's needs are best served by it.It's not necessarily a "use it anywhere" strategy.For example, you might use it to prevent a foreclosure - bring the payments current and make the payments going forward in return for them conveying title to you or your entity.

- How can I move forward with making an offer on an investment property with evident cracking?

I’m looking forward to meeting new people as well so let’s chat!!

I would like to keep moving forward and find a deal, but I would also like to see if I can locate a partner who will be willing to help with the down payment  and share in the proceeds.  

Looking forward to hearing your thoughts ! 

So I think what I am getting from your feedback is we should save first for the fha 3.5% downpayment before moving forward.

If the cost of the land exceeds the value of the 15 properties then a simple forward 1031 exchange (or 15) will work just fine. 

Thank you to everyone who chimed in, this has been SUPER helpful.I've been able to negotiate returning half of the deposit with the tenant so I am going to bite the bullet and pay that out of my own pocket.Going forward, I'll remember this as a lesson to make sure this is covered (I'll definitely be buying more properties in the future).Thanks again!

After a few deals, I'm looking for the best way to structure this moving forward and would like experts preferably under one roof to help me set this up.

And I'm looking forward to learning more about this all.