Especially in this real estate market with inventory so tight, sellers typically try to get full market value.

My biggest concern with this deal is that I'm not sure if I'm running it too tight?

Sit tight, relax and set up a DRIP reinvesting the Dividends account.

If the seller is sophisticated and the contract you've used is not tight he could sue you for non-performance even though you don't have any $. 

Neighbor to one of my rentals listed their property last week. The cutoff to submit offer was today, so didn't have time to secure financing prior. I have one partner that will cover 25%. We only gave ourselves a few ...

Ton of risk in forking over the initial capital to get setup, you get no depreciation, and industrial is pretty darn hot too, so I'd think the location would be really poor or need a lot of work if a landlord really was open to it.I'm sure this happens in very tight coastal markets, but with larger operators and very long lease terms.

If you were modeling 3.5% rate last week and put in an LOI, now rates are 4.5%, assuming the deal tight due to low cap rates, it may no longer pencil which will lower the price ceiling.Real estate is a lagging indicator, you won't hear about it until after deals have blown up. 

We bought our first properties in 2006-2008 and for a while there I felt like we had made a big mistake, however, we stayed the course, kept our properties and they turned around and it's those properties that have really made a huge difference in our financial life today, but it was a long haul and a lot of months with the belt pulled tight.  

Issue is getting the seller to go for it.. unless there is a formal assumption and the seller is relieved of their liability to the existing mortgage the seller remains on the loan and therefore if its a loan reported to fico it stays there and if its a loan that has a possible deficiency judgement against the owner that stays there.So its no issue really for you as a Buyer the main issue is risk to the seller  IE you default and the seller is in some tight spots.. they have a mortgage in their name but do not own the asset you do. 

We missed the deadline for our locked in rate and it was raised 1.5%.