That has forced me to look out of state, and based on my research Dallas has strong economic fundamentals while still having good cap rates.

I'm looking for recommendations on a high performing Realtor/Broker that is knowledgeable about Multi-Family properties (2 to 4 units).Please let me know if you have any recommendations for experts in this geographic area.

I think sometimes, you can't behave like an economic robot and you've just got to do what feels right, particularly when both the choices are good (just one is better).

I'm the opposite of a rehab expert but I did take on my own house renovation not by choice per say.Best I can offer is this.Communication is key, be explicit on what you want with clear explanations.Do not pay if you are not happy.

My personal thought would a strong "retirement area" would be more immuned to the economic issues.

If it’s commercial there is a very very small chance which based on today’s economic conditions I would say is 0.01%.What you could look to do is sell a partial of payments but that will not really do much for you as it appears to only be a few years of payments and be a small amount because of balloon.You could sell the note but at 5% even with a balloon expect to sell it at a steep discount.

I'm no MH expert, but those numbers look like the PP needs to come down from his 180K.

Depletion is much like depreciation but it is not the same.Everything you listed are improvements to land, including the wire running under the paved parking lot to the light poles.Land is the dirt, it is never under any circumstance depreciated.What is mentioned above is the lease being subject of depreciation, not the dirt.There is only depreciation or depletion under tax code, it is the nature of the tax beast, it is an economical concept as to devaluing an asset arising from it's use which may or may not be a financial limitation or reduction, but done to illustrate the lesser of utility of improvements.:)

I'm looking for recommendations on a high performing Realtor/Broker that is knowledgeable about single family and Multi-Family properties (2 to 4 units).I'm also looking for Property Management Recommendations.Please let me know if you have any recommendations for experts in this geographic area (Apex, Cary, Raleigh, Holly Springs, Morrisville, etc).

I am not expert on this but from what I know you get tax benefits as corporation or legal entity that you do not as Sole Proprietor.