So as far as hard money lenders go, I've been quoted as low as 7% interest (this changes daily), and they would even use the equity in my first home for the down payment on my 2nd property, this however is a last resort for me as i would prefer less risky financing.

Management is usually not as intensive as say multifamily but still has work so need to make sure you are getting extra yield for return over a single tenant NNN property that is investment grade.The amount of work with a retail center depends on the tenant mix of national, to regional, to mom and pop tenants.As far a tenant going dark you the landlord will then have to entice another tenant to lease the space and everything is negotiable as to lease structure, landlord TI's, leasing commissions, etc.

I am not educated on syndications so i cant speak on that but from the gist of it , i would like to make a 15-25% return and receive the tax benefits , and from what i understand syndication doesn't offer that . as far as partnerships , My dad a long time ago opened a business with a professor and it went well for a while but then he got screwed and i promised my self i wouldn't join a partner ship .  

I'm Texas, as far as I know wholesaling is legal in OR as it is in Texas. 

As far as renting it out that depends on what you could rent it for.

Chattanooga is a real estate market that is so good, people are investing here from all across the country (and world, really, I have out of country investors!). 

Good points from @Ashish Acharya  as far as the accuracy of the K1, the business income should reflect the actual net profit of your company, and the distribution amount should reflect the amount of those earnings (or capital funds) that were withdrawn from the business (to your personal accounts).It would make sense that a lender would want to see the funds actually flowing out of the business to make sure the cash is there to service the debt.

Hey so I have a questions I am into buying real estate with absolutely no money no credit and pressing the limit as far as I can.

Here is a link that provides additional information: https://dos.myflorida.com/sunb...If you are no longer doing business in MN, then as far as I can tell, you won't need to file an annual renewal for the business.

Really anything less than about $5K in repairs I would throw into that "rent ready" bucket, as far as pricing goes.