My wife and I have been looking to buy a property for nearly 2-3 years but life always seems to come first (second daughter, etc.) and financial freedom...well...second...We are making it a goal to close on our first investment property before the EOY but I'm thinking more like closing before the start of Q3...put some more realistic pressure on myself.I've been WFH full time (risk management) since the pandemic and have taken on multiple "COVID" Projects...for example I killed off and "renovated" my entire front lawn into a golf course lawn (0.5 inches height of cut)...lots of factors come along with making that happen but a key to my success was...you guessed it...a lawn forum.I love meeting new people and making connections. 

Lori does a nice package when she is representing a buyer ( again retail) for the appraiser she will pull comps and do a big lists of the nice parts of the houses and quailty etc etc. and she presents that to them.. she might even meet them there to talk them through the house.. thats what I see her doing and she has been doing it for 30 years so I guess it works.

However, if after the cash flow questions above are determined (not guessed), the answer projects a negative cash flow, then the answer is to NOT buy the property. 

i guess what i am asking, is, speaking from experience, how did you know it was time to jump into another vehicle of investment, and is commercial investing really that much more lucrative than owning a bunch of small cash cow SFH's?  

@Chad Maghielse, let's say that you raise the $2.2M and it's then worth $8M.My guess is you'll still want to do everything in your power to stay there and own it!

Guessing the capital gains is because you only lived in it for 1 year and you'd be selling it. 

My guess is 2000 sq ft at $2 for the flooring and $2 to install or $8k for the entire house, but I think I can reduce that by a few thousand.

I guess I was comfortable with taking assignment fees because it was just so easy and convenient (once I built a good network).

It is basically adding a wall with some electrical outlets so my guess is we need electrical permit?

No we don't have anyone like that in our places.....a different type of guest I guess.... :-)