@Samantha Stout It wouldn't hurt to get your current residence appraised and see how much equity you have to play with.

How do I make this a win-win and protect myself at the same time.I'm thinking using hard money to buy outright, than refi'ing to lower the mortgage and putting a tenant in it unless I can sell it but buy and hold is more my play...I'm open to ALL input and expertise...

They get an attorney to memorialize what you decided.As fas as raising capital once you start pooling capital you are steeping into a different world - the securities world (nothing to be scared of) and have to play according to a set of rules.

If that's true, what game are THEY playing, listing it at just $72k (if they won't accept less than $110k)?

I have two multfamily buildings under my belt, but I'm now looking at my first commercial apartment building, which will be out of state b/c I just don't have the money to play big time real estate in NJ yet and can't deal with sub 7% cap rates as "good".  

Yes, I do.In fact, I've been on both sides, having intentionally allowed a property with soil defects go to tax sale in order to collect the surplus overbid funds (made $125,000 net profit on that play).Tax Title Service is in the risk business.

Significant advantages are commercial valuation models w/value add plays and scale, difficult for small players to enter this space w/o a lot of capital and experience on their own.There are many niche areas as Dan mentions.  

This will play a role for you.Best Regards

Hope nothing but the success of others and glad to be playing the game now with all the other investors.

Seems like a good investment for me to buy and just hold onto, but not sure if I should play the appreciation game.