Being licensed plays a key role when dealing mostly with the retail market for buyers and sellers. 

Play the cynic and assume the worst.  

In an all cash deal, cash on cash return before taxes will be equal to CAP.I utilize a CAP rate analysis for all of my transactions whether a SFD, duplex, 4-plex, or apartment building so that I can compare the investment as a whole on the same playing field.

There are many things that come into play with that also.

We've been renting it out and playing landlord for about 4 years and have finally decided to sell it.

First option is cheaper.Once secured in your name, then you can do the lease option and hope to make a good profit in a couple of years, with a good down upfront to play with.

The numbers (since these matter):List is 75k, numbers are based on selling price of 70kMedian rents for 3br in area: $1200, I'm factoring in $900 due to my cash flow to play it ultra safe because of the small size.Factoring in PM at 10%.Rent - Mortgage&Insurance - Tax - Vacancy (10%) - Repairs (10%) - PM (10%)900 - 310 - 225 - 90 - 90 - 90 = +95$900 is likely very on the safe side so I feel that this is a good deal. 

Hey guys,I've been playing around with the idea of venturing into commercial property.  

I would look at playing the Wholesaler role, where you locate properties that meet investors' criteria, put those properties under contract, and then either assign the contracts to an investor for a fee (in CA the fee is between $5k - $10K) or you do a joint venture with an investor where you split the risk and the profit (you bring your time and expertise, the investor brings the money).My company manages these types of deals so I can give you more detailed information if you need it.God Bless You!

I ended up lending to those so at least I make a nice return lending my funds instead of sitting on the funds for months on end trying to get a deal.I morphed into New construction much less competition  as dollars are more.. still tight for lots. but margins are better if you get the right lot and sales are much eaiser as folks really like NEWCO.. not sure how that plays in your markets. we pay 100 to 200k for a lot spend 200 to 400k building the homes and sell in the 600 to 800 range..