Here's an ideal PM contract: The two keys are: The PM is incentivized to make you money, not charge high fees, and is contractually bound to provide reporting that you can understand in a timely manner. 

Like RE investment does it it help to have someone that knows what they are doing to mentor you and keep you from making HUGE mistakes?

Curious to know how it's going and if it's a good alternative to selling my properties or trying to do a 1031 down the road. 

The business operates out of the real estate (office space), but the business sellers want a certain value for the real estate that the business's cash flow is not able to support.Normally, I'd just chalk this up to unrealistic expectations on the sellers' part, but in this case, their real estate is in a prime location to be re-developed into multi-family housing, so the valuation that they're asking for is, I think, realistic.I'd like to buy the business and the real estate at the same time (makes me a more appealing buyer if I can take both off their hands), but simultaneously sell the real estate to a developer/investor at the value they're asking for and move the business to a new office location.

If you buy at 85% of ARV how do you plan to make money on a flip?

So they instead decided to apply a flat multiplier.

In 2024 that went up about 18% to $201 per square foot.Can you save an extra 18% in four years for that downpayment?

Best of luck to you!

Location is central and close to highway.

At the same time, I look at coaching like how my wife makes banana bread.