The point is that there is always a way to make money in real estate if you recognize where you are in the cycle of the market, adjust your strategy to buy/sell accordingly and get equity from the start. 

TK is mostly (but not always) a bad idea at this point in the cycle.

Lenders want to see at least 1 guarantor that is strong enough asset/cash flow wise to pay off the loan in a down cycle.

The low end areas that are doing OKAY right now at peak cycle when a down turn happens generally move to a D to F area as people lose their jobs or they are cut back.

Make sure a large regional to national builder that will finish the project regardless of cycle.

The cash flow is an added bonus, and helps to perpetuate the cycle of accumulating properties.In my area, one can get $200-300/mo + cash flow (after the above mentioned expenses), but you will be in less desirable parts of town and have higher tenant turnover, evictions, and outstanding debt.

I was very keen to purchase rental buy and hold property but after doing considerable research have reached the conclusion that the RE market is deep into the seller cycle nationwide and I am not sure now is the time to get in.

Many states require 30 days (full month cycle, not 30 days from notice given), but some require 60.

Even in the same local market various types of commercial properties can be at different points in the recovery cycle and are underwritten differently. 

If you want anything done right you are going to pay out the kisser because its that time in the cycle that everyone thinks they are an HGTV super star.