The reality is ff we don't close, our capital is tied up, holdings costs continue to increase, and we can't move on to the next property.  

I still have that property today and it continues to cash flow quite nicely.  

Collecting my thoughts based on your responses, I'm in a position to summarize my requirements better now:# of Units:     5 units or more Multi-Family propertyBudget:        $350kCondition:    Could need rehab or have very good operating cashflow numbersLocation:      Anywhere in the USI'd be happy to hear back from Wholesalers, Property Owners and anyone who has or knows someone who has a deal. 

.#3 - With apartments, you don't have to wait or hope for a rise in value...you purchase a property where you can create the rise in value by improving the NOI (net operating income).  

They will give you good guidance as to how you can operate with this hat on.3.

I am continuing my rental portfolio in Skagit and am scared to get my feet wet in a residential flip, though I've done plenty of commercial TIs in the past.

The only difference is that your cash flow would be continuing on well past when your son finishes school.

After operating a couple business' in Augusta he found his way to Atlanta, GA for a few years and then found his way back to Knoxville in 2000 to help open and manage a boating dealership.

You can live on $72K/year and continue to grow your business.Now, you may even mitigate that 40% tax if you cash out and invest your IRA in January.

We value quality over quantity and working with owners/investors who “get it” and are open to our input and control in order to help them succeed as we are VR owners/operators ourselves. - residential sales/buyers agent for out of state visitors who may transition into snowbirds and/or 2nd home investment propertiesWe’ve already spoken to attorneys and it seems we have “very good questions”.