I ended up doing several commercial deals recently and really like that niche.I'm also Education Director for Realty Investment Club (RICH) which is the only non-profit REIA in the area.

I've considered wholesaling but being being agent will work best do to my physical access difficulties that make residential more complicated.

There is an ongoing thread about day care at a rental:https://www.biggerpockets.com/forums/52/topics/109391-advice-needed-residential-tenant-w-a-daycare-insurance-headache-helpI didn't want to hijack it but I thought a more generalized discussion would be helpful to me and a few others.I also made it a point to tell applicants I do not wish to conduct business at my propertyHowever there are some gray areas, and I basically made my rules looking at the nuisance factors...not so much liabilities, and now looking at that thread, I may have to rethink this.You see, I would not have allowed the day care simply because a half dozen moms picking up and dropping off at the same time would cause a parking jam and inconvenience.On the other hand, I have told tenants who occasionally allow "friends" to drop off a kid for them to babysit its ok.

Purchase: $250,000 Cash to close: $48,750 (15% down at 5%, owner financing) Monthly Rent (one commercial space, one residential home, one studio-sized residence, 1 garage): $5000 Monthly: Tax: 1666 Insurance: 250 Vacancy (10%): 500 Repairs (5%): 250 TOTAL: $2666 NOI (5000-2666): 2334 Mortgage: 1141 Total Cashflow: $1193 CAP rate: 5.7% Cash on Cash: 29% I can also put my own business in the commercial space for $2500 of that $5000, which would raise the occupancy rate slightly.

I just did this and am finding commercial lenders are much more knowledgeable and easier to work with than residential mortgage "specialists" that tend to only understand lending on owner occupied residences (if you're lucky)

I don't have time to demo all the systems so I figured I would reach out to the group that would know :)My requirements are basically this:MUST HAVES:-- Ability to do multiple companies (LLC's in my case)-- Ability to track depreciation and do depreciation re-capture-- Ability to track purchase and sell and put items in the right area (expense vs balance sheet items vs adjusted basis items, etc)-- Ability to manage all kinds of Residential properties (SFR's through Apartments.

Another is Georgia Residential Partners in Atlanta area.

Seller financing of land that MAY allow a residence to be built upon it or any residentially zoned lot is covered under the SAFE Act.

At any rate I live in Moreno Valley California (Inland Empire), and I am a Real Estate Broker and I am looking to invest in all areas of residential real estate for now.

I wanted to resurrect this post to let everyone know that I passed my real estate exam yesterday, and have joined Pinnacle Realty Advisors as an agent.