Thanks again for the help, jumping in to the game can be very intimidating but the BP family sure does ease the anxiety.   

The long game is appreciation with an exit strategy or wealth building and perhaps doubling the portfolio. 

This usually keeps the seller from playing games and you know upfront if that is the case.Try to move 20 calendar days to business days.It's doubtful the records check out at the cap rate you are saying.No legal advice given. 

The easiest way to win this game to become and expert craftsman of the tools you wield.

However, now I'm motivated to get my losses back and get back into the game again.

Being a little newer to the game we are still working on developing capital.

You'll be impressed and it's been a game changer for the way investors track and analyze the metrics here in CA. 

You mention commercial sale, tri is commercial so I'm not sure what you mean by that being my end game. $100k is it, the property is rough. 

Go thru the trash , once its at the curb its on a public right of way and fair game 

Because we are new to the game, inventory being low and the demand high- we are having a hard time competing.We have been listening to BiggerPockets podcasts for about 2 months now and we are ready to see where a little active participation can take us.