@Mark Sossoman, most attorneys won't even touch any type of deal without a retainer of some sort usually between 5 & 10k if they're worth their salt.

You're competing with investors who don't need to account for a wholesale profit, so you'll almost always be better off with off-market motivated sellers.Best wishes - keep me in mind as a buyer if you find a good deal.Mike

I guess what i am really asking is how do i separate the motivated sellers from those i cannot make a deal with. 

You find a motivated seller, get that property under contract for a steep discount, find a cash buyer to assign the contract to, and make your profit on the difference in what you contracted the property for, and what you sell to the cash buyer for.

I know there are people on BP that invest in all sorts of properties, boat slips, parking lots, houseboats, as well as SFR, MFR, New Construction, Fix/flip, notes, etc.

However, in many parts of the country it is a good (to great) deal, and you need some expertise to sort through all the facts.

i am looking at a commercial building asking price 1.5million, 15 units 13 are occupied.rent roll is 171k when fully occupied, presently its 131k expense are 60kthe seller is not motivated, so how do I structure the deal so we both win. 

There is no better motivation then the excitement of a good deal!

I inherit a lot of tenants buying from motivated sellers with bad mgt.  

My name is JD and I'm 40, hungry, motivated and with no safety net so I have to make this work.