And there’s a difference in trying to get a good deal, and straight up expecting someone to devalue their services and time.

It’s pretty straight forward.

It seems to go straight to a commercial is not ideal for a new sales agent.

I work in finance and do my own taxes as its normally pretty straight forward.

So when trying to reshape a portfolio while minimizing tax you'd want to straight out sell the properties that have the least depreciation recapture and profit and the greatest amount of equity (lowest debt). 

I would qualify for traditional lending, however I've been told that I'd need to hold the property for a year and as I said before, I don't think that's right for me.A hard money loan for the purchase and renovation would be the most straight forward approach, but the higher carrying costs could easily break the deal if the project didn't stick to schedule (but that never happens right?)

Assuming I don’t get a straight answer about the reasoning for the owner wanting to sell.... on paper this looks like a great investment, so why would they sell???

The state has lost more people, than gained, for 7 years straight now.

You can depreciate the structure valued after renovation at $300,000-50K (50K being the presumed value of the land itself) over 27.5 years = 9,090/year using a straight line depreciation method

Shipped it straight from Amazon....