I feel when you do business with anyone it's what their service produces not how much time it took them to get the results.

The tenant market evaluation has been a month long process, but BOOOOM finally produced interest from two tenants, one is a relocation the other is a new competitor.

We do rehab a few ground ups but what works for me may not work for you .The key is being able to control your # to produce a profit will it be better to have a carpentry crew that could do 70% of the work and sub out the rest.

I know that a commercial properties' value is determined by the income it produces.

An example would be a $1 million portfolio that produces $10,000 per month in gross income.

Also if cash flow were the only important thing I would refinance - into a fourty year loan and have plenty of cashflow (my principal retirement would now be almost 0 for many years but I could at least say that I had cash flow).Local experts are expecting 5% appreciation for each of the next 2 years and then it should level off - maybe time to sell at that point or do a 1031 tax exchange for income producing property in mid-west or Texas or South east.

While I use a Self Directed IRA to buy income producing real-estate I do it by necessity. there are many tax advantages I miss out on doing it this way.Investments that look fantastic on paper have a way of not looking so good when you actually acquire them .

Not sure whether foreclosure.com produces anything.

Perhaps they are closing non producing stores to be replaced by these new ones?

I'd focus on the 50% rule more than the yield the property produces.