Then I have an appraisal conducted with a floor plan that dictates a full build-out of the same space to create offices with kitchenettes, bathrooms, storage closets, etc. then should the 2nd appraisal still reflect a 9.0% cap rate or can the cap rate be lowered by the build-out?

How long does it take before that helps you pay down some of your debt or create a financial cushion?  

Reword it to engage with the other party’s needs, wants, and goals.This goes back to being a farmer rather than being a hunter.10.Create a Drills for Skills mastermind to practice and cementI already run a monthly Apartment Investing meetup in Richmond, VA.

Industrial in Minneapolis and Chicago seems like 8% or so, by the time I adjust for location and uniqueness I\m in the 10 to 11% range. 

@Mark Smith I am not familiar with this term, but you may want to ask your attorney, or whoever created the closing cost detail sheet, what it is. 

I have worked at the Newport News shipyard for over 11 years working on amazing naval ships and as enjoyable and interesting as a job that this is, I haven't been able to create financial freedom that I desire from just working here.

What I wrote above does not create an attorney/client relationship between us.

Should I create a corporation?

I am considering inventing my/our own new real estate agency brand using a technology broker, possibly establishing a team, where we create our own brand while getting large commission splits and getting the technology support we agents desperately need.

Cash flow purchased with dead equity is phantom cash flow since it is created not by the property you are investing in but rather your own cash, cash that has a opportunity value far above that return.