I bought my first couple of personal residences by negotiating a price, and then submitting a written offer that increased that amount by the amount of the projected closing costs.The advantage, assuming the house appraises for the higher price, is that it is no skin off the seller's nose, and it allows you to effectively roll the closing costs into your mortgage.The disadvantage is a lot of lenders are wise to this, and limit the amount of "Seller Concessions."  

That does not include principal pay down which pushes returns higher.If you are going to try an advanced strategy fracturing 1031 money into multiple buckets to diversify then that has to be started ultra early.

Some people have very sensitive noses.

If you attempt to buy us, you will pay through the nose.

If you want it given to you expect it to cost through the nose or you can put in the time for the data.I do not focus on industrial.

The tread is cut to fit then I install aluminum stair nosing on top to secure the tread and prevent slipping.

The end...Now to keep your nose clean if you market for LISTINGS I would not try to wholesale something that came out of that.  

I always get a very hard nosed detailed inspection done.The guy I use I trust explicitly & get a very detailed (sometimes 40 page) assessment of the property structure & its ancillary mechanicals.I have used that to 'disclose' deficiencies of the property structure etc , to the seller & have used same to secure a significant reduction in price.

My short sale listings took a nose dive last year and the ones I had were some of the hardest to get to approval.

There's folks in one camp that thumb their noses at formal education, believing it's a comparative waste of time, and those in the other that embrace it almost exclusively.