But real estate is going to be a part of my life for the rest of my life ive decided. so this quest although fruitless is "in my lane" so to speak. so ill take what i can get from it and move on.

This time with your highest and best offer".Got several above asking price offers... the rest is history.When you hear people say: "You make money when you buy".. listen!

Some people do benefit from courses so to each their own, but I'm in agreement with the rest of the forum on this one.

Make sure you pick the right people and manage the transition a bit, if needed, with the seller so they don't get spooked.Personally, I'd skim the cream and wholesale the rest, and I'd hire people. 

We do not even have a credit card.We make approximately 150K yearWe have 6 months of cash, liquidWe have full funded our private IRA's for 13 years nowWe have fully funded work simple IRA's for 10 years now (we get a 3% match but we fully fund it the rest of the way)We have approximately 465k in all 3 IRA's at presentWe are currently banking 2k-4k each month (could increase to 6k if pushed) so we have some cash to work withWe plan to stop working in 10 yearsMy wife will gain access to her State Pension in 8 years but not draw on it until we retireWe have no kidsWe are already F.I., mostly...We do not have the "Gap" covered. 55 to 59 1/2.

This made me realize I'm okay living with roommates which gave me the idea for my next property - I want to buy a property as owner-occupied, live in the basement (or cheapest room/unit), and rent out the rest.

The rest are west of I-170 and south of I-70 outside city of Saint Louis.   

It has no life: it is simply an expense that is necessary to do the rest of the work, so you can write off the $25,000 demo & disposal cost immediately, then depreciate the rest.I have heard some investors will break out the cost of individual materials, such as roofing nails, and say those only have a useful life of 10 years and depreciate that component at a faster rate compared to shingles, but most of my projects are too small to bother with a few hundred dollars worth of nails.

Going off of current NOI, I knew that the value would be absurdly low, but I had no idea how to value the rest of the unused space when trying to determine an appropriate offer.  

It's much more seasonal than the rest of the state.You might want to re-think the timing of your deal.