What if anything should I put in special provisions?

Just shoot me a message here in Biggerpockets and we can set something up.

Preferably one who specializes in investments and works with investors (In most cases its FREE to work with a buyer agent because commission comes from the listing side at least in TN thats how it works) Thats your first step according to @Joshua Dorkin and @Brandon Turner.

Search for her name and send her a message or PM me. 

So you set up an automated series of text messages, to contact the seller in June and December. 

This community has a lot to offer, specially the podcasts, I have listened to all of them. 

Steel is quite high so you should try to get some good prices, companies run specials from time to time, good luck!

I'm buying office, retail and special situations.But, let me also say, I have invested passively  in several multi-family syndications recently and even at these nose-bleed levels they still look much better than anything else I could invest in.

With that said, I would go research every post ever posted on Sub2 deals on BP and see who the SME's (subject matter experts) are on the topic and send them a message asking if they would and or have the time to help you with this matter. 

It helped me a lot with commercial multifamily as I gather there are some companies that specialize in it.