It has a strong potential for cash flow.

This will not be pretty and is going to cost me.

Rates will be more volatile and going into a cycle of rate easing by the FED's these rates are set to drop soon which could cost you in interest earnings. 

Who will write a $70-$100k cash value policy on this building and what should it cost?

At a minimum, if you want to shelter W2 income you need to know the IRS rules regarding passive activity losses and the exceptions, and also about the largest tax sheltering deduction, which is cost segregation and bonus depreciation.

I am missing out on potential all-cash probate, short-sale, and auction deals because of cash restrictions. 

Hey Mohamed - I can't help with the tax implications, but as far as financing your potential investment properties, there are some things to be aware of. 

how do you know if a neighborhood has potential of going up in price?

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Partner Driven was interested in the Mumford Rd deal in Greenville, NC, due to its high profit potential and quick turnaround.