You pointed out that combining apples with donuts do not produce meaningful (or valid) numbers.Let's start with the declining sales statement.

-Build meaningful connections with as many people as possible.

. - - - This will allow us to devote our time, energy and effort into people and causes that are most meaningful to us.Our goal is to build a portfolio of buy and hold properties that cash flow enough that we have the financial flexibility to choose if we want to continue working “normal” jobs.I started educating myself about real-estate in the summer of 2019.

You'll need to figure out depreciable basis of building vs. land You'll set up building (including totals as a depreciable asset) and land as a non depreciable asset and the other side to that journal entry will be an increase to a loan if there is one, or it's capital contributions/equity. 

I also need to be able to hold tenants accountable and charge a meaningful late fee, as needed.

If you were contributing to the traditional TSP you're going to get hit with taxes (based off your income level) and penalties 10% if you want to withdraw them early.You could take a loan against TSP for a primary residence, but there are a bunch of rules for it and if you dont pay it back...boom, big time penalties.Lastly, a 1031 exchange is a "like kind" exchange i.e. real estate for real estate, so you would not be able to defer taxes from the profit of the sale of securities into real estate...that would be awesome.Good luck!!

Thanks again for such an amazing community and I look forward to contributing from here on out.

So my question is - what, in your eyes, contributes to a market being "hot" or it being a sellers market and is there any factor that would indicate how long it may last?

Then ruthlessly look at how you spend your time and eliminate all the tasks and expenses that don't contribute to getting more deals.

Any suggestions appreciated.The first step is to decide on the role each partner is going to play, how decisions will be made, how you will handle any disagreements, exits, capital contributions and capital calls, who will be signing for debt etc.