Background check of tenantRent RollUtilities detailLast 3 years tax returnSecurity deposit of tenantProperty managementrecent improvement/maintenance recordWhat are some creative ways to structure this deal without completely liquidating my capital?

We typically buy C class stuff, and I constantly hear discussions about how C class won't be affected by all the new construction, because "they're not building anymore of those," or "where do you think everyone has to move when jobs go away," and any number of other conversations.  

I want to pay for my education, not through GURU's but through on-the-job experience.  

If you have an area where labor is plenty and job is scarce, you are more likely to get it at 50/sf, but I wouldn't exchange that much headache (a year?)

When you change jobs, you will then have a nice sum of cash in a tax-sheltered retirement plan that you can move to a self-directed IRA or Solo 401k.  

But I provide a service to my clients of keeping an eye on things for them such as making sure the property manager is doing their job, that the construction they paid for is getting done and done right (I have been doing construction myself since I was a kid and learned from quality craftsman), that they are buying the right investment for the right price, etc.I hope this helps all of you as I am sick and tired of seeing people get scammed or unhappy because they purchased the wrong investment.    

I was uncomfortable but I thought that maybe this was the way commercial deals worked.The GP predicted selling the property for $3.1 and then signed a deal in January for 2.78, which seemed low given the hot nature of the market and the improvements done to the property but I didn't really have any recourse.

My issue is going to be in not over improving it (I probably did that with the last one).

Sounds like you have a pretty interesting day job.  

If it is a trade you seek as opposed to a g/c or handy man, reach out to local custom homebuilders, the guys doing a few houses a year,  in general they like to promote the people who do good jobs for them.