Hard money is best for people in specific situations.1)Bad credit2)No source of W-2 income3)Little to no money to put a 20%-25% down payment on an investment propertyIf any of these are true, then HML may be the best way to go.

Anyway, my life situation took me from it.

Hi Stephen,I was in a similar situation earlier this year.

But based on your personal (family) situation you may or may not be able to claim the "active real estate professional" status on your tax return, which in turn may have significant tax consequences on your taxes due.  

It's a 4 metal building storage facility with a total of 24 storage units that rent for $600/month each.

I have no idea about the roof situation but will hopefully soon!

I think that area is drawing a lot of attention due to the future location of a face book corporate facility and the Toyota plant.

What are your strategies for an initial offer, that I could apply to my situation?

I'm often not quite sure what exactly is meant, because they have pre-determined codes that might not fit exactly the situation.

However I thought I would post here to to document this experience for anyone else who might find themselves in this situation and to ask are we the crazy ones for standing our ground or is this the broker in charge from hell?