Hey Daniel, Great to see you're doing well in your luxury watch business!

My background is in analytics and have worn a couple of different hats in the space - sales compensation, business performance / reporting, COGS management, and opportunity / risk evaluation and implementation.Real estate investing is the first topic in a long time - maybe ever - in which I've been truly interested in learning more.

Small towns may rely too much on a single business or market segment.

what I really watch out for is JUNK fee's you may have 1 point origination but by the time you add up the junk fee's your really paying about 4 points or more.. this is the only way they can stay in business.. there is no way a lender can do a loan as you describe and the sum total of their income is 1200 bucks..  

It refused to serve blacks after the Civil Rights Act was passed, on the grounds that it was a local business, served one intrastate locality, did not advertise across state lines, etc. etc.

He covers general acquisition of land of all values using different marketing strategies. 

The book on Advances Tax Strategies by Amanda Han and Matthew Macfarland is a great book to understand the tax implications associated iwth investing in real estate syndications.

This would be both a risk mitigation strategy as well as a bite size learning opportunity as I intent to manage close to all aspects of these for at least the short term (want to be an expert in the day-to-day operations before hiring this work out). 

Bennett Abel is a solid broker and does a lot of business in the East Coast.

A much simpler strategy may be to sell the property, buy a new property, do a cost-seg analysis and take Bonus Depreciation.