If the $1000 includes Open House signs, 3 months monthly fee, business cards, website, key access, a lockbox, training program so on and so on, then I can see why.

Then I became a pro member mostly to gain access to the BP calculator's (if you attend a webinar you might receive a discount code for the pro membership at the end).

If space is a limiting factor you could look into a sand mount to replace a leach field, but again, ask a local expert.

The commercial space is occupied currently, but the two apartments above are vacant and need a complete rehab.

For example, a vacation condo rental that is treated as a trade or business for passive activity purposes solely because the average rental period is seven days or less is still a real estate rental exempt from the self-employment tax.Per Reg 1.1402(a) - 4(c)(2)- If only services provided in connection with 7 days or less or 30 days or less are beyond customarily provided in connection with the rental of the room or other space the activity produces SE income, if not, NO SE taxes. 

@Mike Loy, As a realtor you qualify for a Solo 401k, which has many advantages over self-directed IRA, here are few:Contribute 10X more than into an IRA (up to $61,000 per year per participant)Access up to $50,000 from your retirement account tax-free and penalties-free at any time prior to retirement via participant loan featureExempt from UDFI tax on leveraged real estateInvest tax-free using Roth 401k sub-accountCheckbook control without use of an LLC Custodian is not required = no custodian, transaction or asset based feesYou can read it in more details here:https://www.biggerpockets.com/blogs/2810/21298-sol...The bottom line is that if you qualify for Solo 401k - it would be way better than an IRA.

Convienant access to major job centers and a much lower price point than suburbs directly to the south make it very attractive to renters and great for cash flow. 

I have access to capital that I am looking to invest in real estate. 

A Realtor or an appraiser will have access to more data. 

LOL It's still accessible through my site link if you're really interested (rental #5 link)When I say load up the HUD, I don't mean to do anything shady, rather, to include all pre-close costs possible.