@Shiya UmpantOther reasons to double close is because you may not be able to assign your contracts (HUDs, REOs, Short Sales) or you don't want to be considered as brokering without a license which is getting more popular with states.  

May be the wins will out weight the losses, but then again, maybe not.

It's popular knowledge these days that it's better to work 'on' your business rather than 'in' your business, and that 'is' my end goal, but I'm going to go against the flow here a little bit and introduce a few caveats that personal experience really forces me to mention.

I like how it conveniently compares popular out of state markets all on one page. 

In general, lease options are popular in a buyer's market.I would recommend you use another creative financing tool - joint venture maybe.

Ask the people who trusted the two who ran a verb popular REIA in Orange County, CA who took investor money and allegedly used in a shell game in Utah. 

Rule 506b and 506c are the foundation of the real estate crowdfunding sites that have become so popular over the last 3 years.

So I threw this into excel to get a little better understanding and here are my thoughts...It looks like your in-place rents are at a weighted $12.33/SF, but your assuming the vacant space will go at $16.88/SF.

I came across some services that allow you to post on not just popular sites such as Zillow and Trulia, but also distribute your listing to the local MLS!  

@Chris May  sounds like the Dot.com bubble burst of 2000.... minor shock wave then make new highs... people at the start ups are probably not fueling the resi market in SF bay area to any great extent.. they will when they go public  LOLMy daughter is a controller at Intel.. what Intel did was willow out the chaff. they let the bottom 10% of their work force go and a lot of retirement  good thing for the company.. they had a lot of dead weight..