Alternatively, See if you can tie into the sewer if it’s nearby.

Reception halls are tough-- their business is absolutely tied to micro and macro economic events, not to mention susceptible to being undercut by competition (Unless they have a great hotel or restaurant name attached to them-- those tend to be the qualities that mitigate reception-risk.) 

Finally, some investors choose to use bridge financing which allows them to borrow against their current equity in order to purchase another property without tying up all of their cash flow.

We tied the parcel up for basically nothing, and used our commission as a down payment The seller had some terrible concept drawings, that we knew we could rework and did.

If you refer to if as the ghetto is that really where you want to tie yourself to?

If your hands are tied with keeping interest rates high because of inflation, I think a recessionary debt clearing event is unavoidable.

She doesn't own any real estate, she just happens to be on the same phone plan as me, which I can only assume is how she got tied to that property.My wife is not a motivated seller.

Yeah the clean-shaven/tie-wearing thing is a good look for the "big J", too. 

Still researching other markets I have ties to, but should those not work out, I may reach out re MO.

Paperwork:Purchase & Sale agreements - Pro seller & Pro buyerLease & Option agreementsSub Contractor agreements and W9'sProperty Inspection FormCheckbookSub To Docs3 day & inspection noticesTools:Drill - (got to take boards down of houses sometimes)Gloves - (protect hands)Step ladder - (got to get those signs nice and high on the telephone poles)Hammer - (posting signs and pulling nails)Nails - (I found roofing nails to be great for signs)Zip ties - (For posting signs on metal poles)Tape Measure - (probably the most important thing.