PPP specifically said it could not be used to pay down principal on existing loans (other than rolling an EIDL into a PPP). 

Now we needed to buy.The value-add commercial real estate strategy is rather straight forward: you purchase an existing asset with a solid rent roll.

If the number never gets there, don't fall in love with it and simply move on.If you'd like to get the ball rolling, I'd suggesting trying to locate the owner or contacting their realtor to express how much you like their property but can't afford it at the current price. 

I have seen her roll over, start laughing, eat her first bowl of mush.

This brings up the monthly considerably as the project will be a year or so till cashflow come from the investment  Vs the HELOC - only pay on money being used could potentially have a lower interest rate but more of a hassle if the HELOC is paid off/rolled into loan later or rates rise. 

I plan to roll the gain into several DST’s and mineral rights.As I research QI’s I see companies such as Asset Preservation Inc. offering their services in conjunction with DST’s.  

Being the tax conservative guy I am I roll my eyes to this, but we are ultimately a team so, we are still in the talks about it. super excited about having this train on inch forward! 

And then you'll be able to rock and roll with putting in some offers!

Unfortunately, this isn't the time to invest in roll the dice properties with upside UNLESS you can steal them a price that allows you some bank. 

This is one of the places in REI that you can take a short cut of sorts- plug in to another investor or company there that has already built those relationships and leverage them so that you can get the ball rolling and sleep well at night.