You'll pay a slightly higher rate and probably be looking at a 3-5 year fixed term with an adjustment after that.

There are newer banks opening now or that have in the last few years that have healthy balance sheets with little to no toxic assets.I agree that many of the local and regional banks cannot take the write downs on commercial or they will be insolvent.They might have only funded a few commercial loans that went bad but they were big ones compared to the residential notes they are holding.I disagree that regular sellers won't sell.Core markets have already heated up and have driven cap rates down for A product and A location to just a little above the boom times.The problem is the local to regional banks hold the majority of the commercial distress in tertiary and secondary markets where recovery will be slow and painful over many years.Recovery starts with A assets in major urban city cores and grows outward over time.There are many buyers looking to purchase and to get a standard commercial loan need a performing property with high occupancy.Otherwise they need all cash or a hard money or private partner going in.Restructuring of notes on the pre-foreclosure side with a capital injection is also gaining traction.There are groups that have to deploy capital in a certain time frame who have optimal areas.Once they see they cannot hit the numbers they want in that area they have to adjust the expectations of the investors,return the money,or branch outward to areas that offer greater returns more inline with the investors fund expectations.Regular sellers are selling.Cash buyers want a real low basis.So I am seeing sellers do a wrap or hold a second or other creative means to get a higher price with some down for a buyer.For the buyer it lets them leverage the limited cash they have into a larger deal for upside in the future.Example for a 40 unit with a wrap and all cash investor would demand 13 to 14 going in.

I specialize in both for sales not property management.Multifamily is close to hitting bottom.Retail except for core markets is a long way off from recovering.As tenants renegotiate leases loan restructures will be needed from the lenders on these properties.Loans given on new centers based on rent per sq ft that were never realized will have to be adjusted to reality.There is money to be made in each.A lot will depend on if you want to invest in your local market or outside of it.

Bryan's right......we can adjust it to our needs.

One is about 36" x 76" (too short for those off-the-shelf adjustable screens from the big-box stores, which I hear are cheap junk anyways) and the other has got to be 48" x 80" or so (I don't have exact measurements on that one).I'm getting quoted prices of $160 to $200 for a custom built job on site for each of these.

Is there anybody out there that could review the contract for me and help me make the neccessary adjustments?

i think i've been paying 120, but i'll have to check a few HUDs...either way, it's a rip off but i don't know anyting that be done...hopefully you get the property at a good enough discount that the 120 (or 150) doesn't kill the deal....lolmaybe for now on, i'll adjust my purchase price 120 bucks (or 150--again i'll have to check) for the rekey...

Very good advice from Don, and I strongly suggest you stay in the medical arena is you can afford to get in them, leases adjusted to inflation or indexed.We had a denist in one building that was built to medical standards.

Some of it needs to be adjusted for today.

When the property is sold any rental losses not used will adjust the basis of the property.There are a number of strategies that can be explored to maximize your tax deductions though.