...i reached out to an investor asking that i be added to their vip cash buyers list, as i have been given the green light by several buyers to bring sellers to table. she sent me a deal - its great, off-market in north cali with around 40 units, fully entitled. so i sent the deal to my cash buyers list and immediately got a buyer who wants it. i asked my investor friend if she pays a finders fee and she said yes...but since i know that my cash buyer is more than happy to pay above to asking price for the deal, id rather secure the contract myself and then assign it to my buyer but one obstacle i might face is that my pof isnt for 10 million its about half of that....with getting this contract myself also i dont have to worry about next time my buyer going directly to my investor and getting future deals that would leave me cut out of the deal.

Old buildings where landlord pays water I take 60% of expected gross income off the top in expenses.This does not include immediate deferred capex which would result in a further price reduction or credit from the seller to purchase.If property was full I would look at the loyalty factor of the tenant base.

If it is below market rent - there may be an opportunity to increase it when you acquire the property.(2) . who can provide a loan for such 4-6 unit multi-family homes?

So I will have cash reserves set for the property.Current RentsUnit 1*: 615 Unit 2: 775 Unit 3: 775 Unit 4: 600 (Will occupy this one)= $2165 monthly rent* I plan on upping this to 775 once in my possession, and eventually increasing all of them to 850 once it's turnover time.

The six and eight are 2br/1ba and the 16 units are 1br/1ba.They are all about 5.5 caps and have potential to force appreciation and increase rents, roughly the same amount proportionately.

Is there a way to increase your income where you currently work? 

I would love to get into something in my more immediate area but am willing to look around within reason.

Or you can be a transaction broker immediately.

It was suggested that I install luan to increase the height of the floor and try to match it to the hardwood, but that is a lot more work and I am not sure this is even a good idea.What would you suggest I do to these floors? 

Here are the reasons:1) Buy selling it now and then buying another property at $1.5M would increase your property taxes as property taxes would go with purchase price of $1.5M whereas you most probably will be paying way less taxes on your current residence.2) you would be starting a new mortgage cycle and adding another 30 years of interest.