The high property taxes in Bayonne (typically in excess of 1k/month for multis) already make it very difficult to find positive cash flowing properties on the market.

These surfaces are typically scraped but you could also replace them based on cost estimates. 

@Arturo Borges, I was recently at a presentation by a good sized local developer here in Memphis and he said they are typically selling homes at 4.5x the land cost (does not take into account custom builds or higher-end homes). 

@Angie Brooks is correct, typically you would start with an LOI. 

When I talk with local brokers, they typically only know of the local/regional tenants looking for space rather than any national tenants.

But haven't explored this option.One question, what is a typical ROI you look for on Investments around RVA?

Typically folks buy turnkey out of state so they can hit the lower cost markets. 

Leverage is a force multiplier: It can move a project along quickly and increase returns if things are going well, but if a project’s loans are under stress – typically when its return on assets isn’t enough to cover interest payments – investors tend to lose quickly and a lot.As a general rule, leverage should not exceed 75% of the total property value, including mezzanine and preferred equity, because both of these types of debt sit ahead of common equity in payment order.

Every time money exchanges hands, typically two people are happy about it and have accomplished a goal.Your second ressource is energy; this includes your creativity and your negotiation skills and what some people call financial engineering - aka putting deals together.

I am unable to understand what you are implying or how it in any way it could possibly help get a property out of an S Corp without causing a taxable event.