If you go it alone, rather than add to your list of questions I would recommend that you bone up on the various terms and, clauses and offsets regularly used in office leasing to help best achieve your clients goals.For example, when dealing with tenant improvements (item 7), the landlord might say "I wont pay for any TIs". in which case you could offer 50% rent or free rent for X number of months if the tenant  pays for 100% of TIs. 

In the end, I decided to just take the chance and bake it into the rents.  

Is the move to grab good rental deals and hold them until values really improve or will we start seeing high ARVs in these areas in the next year?

I would say that 0% OO is far below the 50% OO minimum, so your (or your buyer's) chance of financing via a Fannie Mae loan is 0%.

@Todd Dexheimer is right about locking in to a longer term - I'd also look for longer amortization to improve cashflow.

But just know that, if you do, your taxes go down but so do your chances of getting a loan.I have a mortgage broker/friend who refers his clients to me all the time. 

I know out our way once you hand the check to the crier its over..WE have to have cashiers checks on the spot for full purchase price.if you found out the day of the sale their could be a chance to have your bank stop payment on the cashiers check but you would need to be a pretty valuable client for the bank issuing the check to do that for you..

However, my current goal is to improve my cash flow since the cash-flow from my Louisville properties (which have appreciated a lot) are not that great.

just curious how your deal work. typically when it's at high occupancy it's sold at that premium and not as much upside for buyer to improve and capture that value.

Is there any chance to get on the board?