I have put in about 15 thousand in upgrades over the years(have all the paper work to prove).

My experience has been if it's 6 units or less all that has mattered is work is done and some of the units are leased up to prove viability of lease rates and I've refinanced within 3 months from close of loan to close of loan.  

In your situation it sounds like due diligence would be your best bet however they normally want to see a company website & email or some kind of marketing material to prove this is the business that you are in.

It all depends on the level of build out and the materials/techniques used in construction as well as your tax rate.A forensic engineered cost segregation study has to be done by a construction engineer or architect with knowledge of the pertinent tax code, construction techniques and estimation procedures.

I would get school out of the way (can always work while studying).

@Karen Margrave  a loan of that size on that complicated of a deal would take about 20k in up front appraisals and level 1 studies and possibly a little surveying. and the lender may want a due diligence fee as well up front.. its common on these bigger deals..

It is hard to know what impact it has on our sales prices and days on market, but those studies are out there on a larger scale.

We want to prove the concept that we can acquire and lease, then repeat with new properties.

I understand that the potential to make little to no money is the "norm" for the first year or so, I am okay with that prospective and would much rather gain knowledge and allow someone to give me an opportunity to prove my abilities.

I just cant seem how to get my first step taken, I am such a quick and fast learner and any second once I get my first deal done I can take off from there but thats the problem, I was wondering if you guys have any advice for me or have any opportunities for me as I heard sometimes doing a deal with someone can most definitely help you out and get a transaction under your belt to see how its done, I just need one opportunity to prove I actually can do all this at this age.