You need to look at immediate repairs to the property that have been deferred maintenance.So if you find it needs a new roof,carpet in one unit,2 new water heaters,etc. and that cost is 15,000 you would deduct from the 168,000 to pay no more than 153,000 going in.Very basic analysis.6,000 you have is not much at all.You really need to grow this faster.Problem with leveraging and waiting is we are in one of the best buying cycles ever.If you wait to leverage up then you might buy at the peak of the market and your debt service will hurt you when the market cycles down again after so many years.It ALWAYS cycles.

Mike you have to know about land development and WHAT you would do with the land.I hear it from sellers all the time that they bought land for development and had a contract on it and then the market fell out for most places in 2008.If they want to sell it now a developer or a cash land buyer will purchase it real cheap for cash and sit on it and wait for the right cycle to develop or sell.Sounds like they are cash strapped.You have to find out what they owe and what they will let it go for.

I know investors with a 15 to 20 year "cycle" and for them, as long as the cash flow equation works, they don't care what resale prices look like.

i go in cycles...some days are slower (this week it's been raining), so i can check in quite often from my phone or computer..some days it'll be 3 or 4 days til i get to check in bc i'm swamped...i also don't have kids so that helps :)i should also add that i do business with a few people from BP, so out of that relationship, comes the responsiblity to get on BP and commnicate with them...and then since i have the old laptop fired up, i might as well stay on for a few minutes and read the forums!

Had a tenant ask to change due date from the 1st to the 15th starting Sept..She's been with me 6 months and pays on time but needs this due to new pay cycle...Would you do it,if so do i need to change on lease agreement.

That's the biggest way to sink your investment career or derail it for a very long time and miss a down cycle to invest in.I see many deals close everyday with unsuspecting buyers who overpay.My highest and best use is working with clients to close commercial deals.

Looking at vacant commercial bank foreclosure parcels that I am going to hit them with low offers for years end clearing of the books.Hold for a few years until market cycles back and cash in.

The properties would need some renovations as tenants cycle out, but the whole comes fully rented and with a management team in place.

I have decided it's my cycle of learning and that I just have to be patient with myself, allowing  a day or two of contemplation when I am stuck, instead of beating up on myself.

However, the individual investors (partners) often do not want to stay together in the same partnership once the investment property has gone full cycle.