Hey one question I didn't see anyone mention, how are the investors closing costs so low?

Normally when they don't counter, my offer is too low - per my agent.

If you have not been charging them for taxes and insurance all this time and you want to first start now, they will likely require a reduction in the base rent to account for the additional amounts paid to you for "CAM", so you should end up relatively even unless they are using a ton of utilities or taxes have gone up a ton, etc.You can have them direct deposit your rent, or set up an auto pay to your account.

Hello,For commercial/retail 400sf space: what would be a typical rate reduction for long term (3 - 5yrs) + few months advance + carpet changed out for linoleum?

There are commercial loan products available to first time investors although they are normally subject to a slight LTV reduction given the lack of experience. 

@Angello CampbellCap rate is really low. 

I'll use an example with similar numbers because I want to truly understand the reasoning here:On the high end, the interest rate would sit around 5.75%, at the cost of -.125 points (ultimately resulting in a lender credit of $164) and a P&I of $766 per month ... on the low end, the interest rate would be 5.375% at the cost of 1 point (around $1300) with P&I of $735 per month.Given that info, this is to say that if I planned on holding onto this property more than 42 months (that's $766-$735= $31 per month... then $1300/$31=41.94 months), then it would make financial sense to pay down the percentage rate up front at 1 point because beyond 42 months, I'd be saving money every month...

Low LTV, 60 - 70%.

Easy to find suited properties, low vacancy, good rental rates and a decent sized population.Jason D.

I try to deduct as much as possible as soon as possible, which means capitalizing as little as possible.My tax basis is so low, its almost unbelievable.