The year after graduating from high school, I became young spouse (and mom) to a service member of the US Air Force that lasted for 15 years.

2) One of the properties says the property belongs to the heirs,  but it's care of a loan servicing company.  

I think I ll use Dave's services for my very first 1031 exchange!

@Ken Bradley Thank you for your service!

There is a commercial space for sale in my area that used to have a tuxedo shop and a laundry service.

I think my average is double cf with no debt service. 

There are some great online screening services out there3.

I only ask this is because it seems like there is opportunity to provide a service to endowments, pension funds, and other entities that don’t want risky investments. they want stable cash flow.

Regardless of what it's called, IMO cap rate calls for all costs associated with 1. acquiring the property and 2. placing the property in service as a normally operating business.- Do you include closing costs - survey, title, recording fees?

If the answer to that question is no then the repairs that you made to the property are capitalized and depreciated once it is placed in service.