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I'll assume you have something to put down. 20% is typical. If not, candy's idea looks good.
One very important thing. You want to do business with the commercial real estate brokers, but you do NOT want to sign any "buyer's contract" with them. (Once they lock you in you're fucked if they don't do their job. If they insist, tell them you'll sign, but it expires in a week instead of 6 months.)
Make yourself a list of commercial real estate brokers in your area, and once a month or so call them to ask what's available in your price range. If you've got $100K, you'll be looking at $500K buildings. Cash flow should be significantly positive from day 1. ($36K/yr net positive with $137K down was the last deal I looked at.)
The reason you do this is because the best properties are not advertised. You gotta bug the brokers before they will remember you. A bit of luck - like calling at the right time - doesn't hurt either. After you've done a few deals they'll all know you're serious and then they will call YOU when something good come up.
One of the really really cool things about owning real estate is that on average it goes up 7% every year. At least it has for me since I started in '76. That $500K building appreciates $35K/yr just for existing. That's money you'll see one day when you sell.
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Fyodor Dostoyevsky wrote: "Every man has reminiscences which he would not tell to everyone but only his friends. He has other matters in his mind which he would not reveal even to his friends, but only to himself, and that in secret. But there are other things which a man is afraid to tell even to himself, and every decent man has a number of such things stored away in his mind."
icq 8243657
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