I also hope that I can contribute to the combined experience of this forum.

The Chicago R.E. market has peaked and therefore it is rare to come across any decent investment deals but I see properties about 50 miles outside of this immediate market that look like great opportunities but I don't have good money reserve or good credit.

All in all, except for a few rare instances, i think it is wise to steer clear of such investments.

It is rare to use conventional lending or residential lending on a blanket investment refinance.

Even a loaded gun in an experienced rifleman's hands can be the source of a lifetime of regret and sorrow.Leveraging in general entails significant financial risks, and combining creative options with leverage magnifies those risks.

I've typically used a combination of my property manager's advice (of course I fired them eventually so take that with a grain of salt), MLS rental listings, and scoured the listings of Craig's List to see what is being asked for other properties in the area.

Combining them has at least given me better insight to the areas and either pushed me away from, or pulled me closer to making the deals.

Short of asking the realtor, there is no way (commercial properties are rarely listed on the MLS).

I very rarely negotiate.

If you combine several lists, you might get a really comprehensive list of your own that will serve you well.