We are gearing up to really dive into the Memphis market over the next 6-8 weeks!

We are in the process of growing our business in order to start speeding up our renovations and (in theory) bring in more profits annually.

We are all in this together.

We are down to 8k.

Needed to find better value also as you pointed out.The title of this thread is 'driving for dollars worked' so glad we are circling back to finding off market deals. 

We are here in Minneapolis and most larger properties CoC are a little better than what you are describing. 

After all we are taught to buy low and sell high...Despite all that, I just bought a facility for .50 cents on the dollar ($19 per square foot) and have doubled its value in under 105 days...from $465,000 to $1,000,000.....in under 4 months...in a "seller's market"....The point here is that every facility will have its own "market" and savvy investors can make money throughout the market's cycle.

Second, all of those seem normal wear and tear to me.

We do not want to get back into debt after that so we are talking about working in cash. 

We are selling our primary residence and purchasing a new primary residence.