It'll also largely depend on who is doing the trading in the transaction.  

While the vast majority of my agent business is in the DC area, I still will do one or two sell side transactions in Massachusetts a year.

Patti you would need to look at your risk exposure.Typically sale leasebacks are much longer than 8 years.With a mom and pop tenant  you would put 35 to 40% down as the likelihood of failure is high versus a corporate guarantee from a national chain.

(Unless their next offer falls through; keeping my fingers crossed)  Really frustrated with how we handled the situation, because even if we came a lot closer to that $375,000 we still would have been doing really well.  

As a professional, you can't afford to mess up and cross legal issues, be very careful who you get advice from especially at REI meetings.

We figured the cost for insurance using Blue Cross Blue Shield and it's like 15,00 monthly if we let our business provide insurance for a family of 4. 

How many transactions have you closed, with investors?

Interest only options are typically not available through banks except on very low leverage transactions and smaller banks often encounter size limitations on loans to one borrower.

If accepted I will use transactional funding to get me the proof of funds letter and then during the process when the seller is signing the contract, I will have a cash buyer in place.

However, I don't like the idea of starting off owning property in another jurisdiction altogether, as I can't gain the hands-on experience and I'm sure there are some cross-jurisdictional tax implications that I'd rather not have to deal with at the moment.Any help that can be provided would be greatly appreciated.Thanks