The building are in good shape, new metal roofs, the location is a growth area, a large part of the lot is undeveloped, never a vacancy, very good intangibles.The problem is that the owner has no record keeping ability.

In some places, like Texas where they can grow the mobile homes big- we want 16 x 80 homes.

I also believe they have potential for future growth as they both where once predominantly owner occupied.Its is vital to have a unique property manager to cater for the these lower class investment in order for the numbers to work.Without the right PM it is very difficult to succeed.Thanks and have a great day.

His assumptions of 12% average return on "good growth mutual funds" is pure hogwash.

Hi Adam,You need to DEFINE the terms of the Walgreens lease and what cap rate the seller is trying to get.Memphis isn't Nashville for quality so there is a basis point spread on selling.Length of term left on primary lease, any rental increase in option periods, NNN or NN, ZCF ( zero cash flow property ), corner location and cars per day, if any store sales are reported for that location per lease requirements, is there a CPI cap in the lease, is the store 24 hours, sales percentage to rent ratio, size and shape of parcel, median household income, population growth percentage, etc.All of these items and more will dictate cap rate and who the buyers are.You can present it to Tim Marshall at 1031 Exchange. 

Austin is a great town with a ton of growth and it's just a fun, youthful place to be right now.  

(That is a free lesson to all the entrepreneurs on here...no secrets to big growth!

Retired people moving to lower cost, small town cities all across the country.Of course, CA being what it is, also still attracts people to move here, hence the continued population growth.

If your interested in investing in US real estate, I would invite you to find discounted properties in markets where both population and economic growth is expected.

The easy money created a lot of growth.