(Bobby and Mary are automatically ranked on the website as either 5 star buyers or 1 star buyers. these pre defined metrics could be things such as if they have uploaded their government issued ID's, how many viewings they have been to previously and whether or not they are on time or always late ect. if they have already uploaded 3 months banks statements etc) (these metrics could be anything, SIMPLE enough for the buyer to access and but super HELPFUL IN EXPEDITING the sales process later down the line) This also helps to weed out serious buyers and window shoppersAnyways, Bobby and Mary are 4 star rated and the seller is happy with that :) Bobby and Mary view the property,un-pressured by an agent helicoptering them and happy to take their and time and mingle with the owners during the process, getting a feeling if the property would be a good fit for them.

Most states don't have different tax rates for capital gains anyways.In any case, Internal Revenue Code 1221 defines capital assets, and it's supporting regulations provide you with more details.

make sure you have thorough phase 1 environmental site assessment and may want to consider an environmental compliance component depending on the current operations.  

You need to first understand purchase agreements as they clearly define what type of deed you will receive at closing.

Not only for me, but for the bankers putting up the debt component.2) Ones where I have "tenant in hand" wether it be a company I own that can make use of the space, or third party who would take occupancy when I take ownership or shortly thereafter.3) A ultra conservative pro-forma (with all respect to sellers brokers, take the one they present you, glean the prior year actuals from it and dump the rest in the trash).  

Collectively, we have a lot of the key components for making a deal come together.

Furthermore, in the multi space there are always ways to create the “appreciation” through value add components & rent raising opportunities which then drive up your exit price, and that has a different nuance to it VS typical single family metrics where it’s all about being “cute” etc.

However, you stopped just short of actually designing/defining a plan.  

The industry you are in is a very tough one, myself coming from the airline pilot industry as being so cyclical I and appreciate many of the things you are going thru, especially with the downturn that my industry is currently experiencing.If I were to give you some advice I would suggest that you first define your end goal which is seems like you have already, Now you need to make that a SMART Goal with and end date attached to it and then actionable steps that you can take on a daily, weekly, monthly , yearly track.

Define soon sir.