Real estate investors (and I have occasionally been guilty myself) often add many unnecessary layers of complication to what could be a simple transaction, for reasons of gaining elusive or not existent advantages.  

I am having fun transitioning from Construction Company Controller in high volume new residential construction (did that 14 years until 2011), to restaurant owner (2011) (Loved serving people but hated working saturday night) to now basically a researcher/developer & project manager- having fun doing everything from designing small efficient houses to build, rehabbing existing small homes and adding master suites to them, and also in my free time trying to flip the occasional business.

Yet another way to work purchases includeds paying a fixed amount for their equity, as I have occasionally done with distress sellers, such as those in foreclosure.

She works mainly with large volume builders but she does help occasional investors as well.

If you want cash to invest in a larger property just refinance it.I occasionally will sell a property especially because I bought it specifically to flip.

Anyway, you can find commercial properties on LoopNet (mixed bag), through local commercial brokers, and occasionally on the MLS.

Other than the occasional sex party in the 3rd floor jacuzzi, there are no issues.

You will obviously repair things that are non-functional (bad outlet, stove burner is out, or other things missed during your inspections) but any requests for improvements should be denied.Yes, I will occasionally make an upgrade for a tenant but ONLY after they've lived in the home for a year and proven themselves.

Beyond my initial goal, my interest is primarily in small MF properties and perhaps the occasional SF, all purchased as either a house hack or straight rental.

However, you do get occasional flooding and or high winds in the area to my knowledge.