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For Investors

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For most first-time buyers, the real barrier is not capital — it's not knowing the process. Start with these three before looking at buildings.

01

Why older Los Angeles apartments

Rent regulation, below-market in-place rents, and turnover — with the risks stated alongside.

02

Investment guide

From how a building is priced to who manages it after closing, in the order you meet them.

03

Escrow, tax, and 1031

How escrow protects the money, what you owe while holding and on sale, and how an exchange defers the gain.

Process

The process, in six steps

From first conversation to ongoing operations — what Total Commercial does at each stage. Timing varies with the property and the financing.

01

Consultation

We start with your goals, budget, how involved you want to be, and whether to hold in your own name or through an entity. Property recommendations come after that. Document review and closing are walked through line by line, not handed over as a stack of paper.

02

Property selection

We identify buildings that fit. That includes properties not yet on the open market. For each one we organize the rent roll and operating expenses into a form you can actually compare.

03

Offer

The purchase agreement sets out the price, the deposit, and the remaining terms, along with the periods and conditions for document review, physical inspection of the building, and financing approval. During the due diligence period you can cancel the contract at any time. We draft the terms with you and negotiate them with the seller's side.

04

Due diligence

We verify the rent roll, two to three years of operating expenses, the physical inspection (structure, plumbing, electrical, roof), open violations in municipal records, and whether the RSO applies. This is the stage where the seller's numbers get checked rather than accepted. Findings support a price adjustment or cancellation.

05

Closing

We coordinate escrow, the funding schedule, the loan, and transfer of title. You do not have to travel — powers of attorney, remote notarization, and electronic signature make a remote closing workable.

06

Operations

Total Commercial Inc manages the property directly after the purchase: rent collection, tenant relations and lease administration, maintenance coordination, accounting and reporting. Scope and terms are agreed based on the size of the building.

Frequently asked questions

Can foreign nationals buy U.S. apartment buildings?
Yes. U.S. citizenship, permanent residency, and a visa are not required to acquire real property. Tax treatment and fund transfers do work differently, so it is worth setting up the structure in advance.
Should I buy in my own name or through an LLC?
It depends. Liability separation, taxes, estate planning, and whether you are investing with others all bear on it. This is normally decided with an accountant and attorney; we help frame the discussion. Nothing on this site is tax or legal advice.
How is an apartment building priced?
On what it earns, not on what the unit next door sold for. Rental income less operating expenses gives net operating income; divided by the market cap rate, that is the value. It means the owner can act on value directly — filling vacancies, moving below-market rents toward market, cutting operating cost.
What do lenders look at?
Primarily the building — debt service coverage from the rent roll, then the borrower. Foreign-national loan programs exist but carry higher down payment requirements than for U.S. residents.
How are taxes handled?
Rental income is reportable, but not on gross rent — depreciation, mortgage interest, property tax, insurance, management, and repairs are deductible. If the seller is a foreign person, FIRPTA requires the buyer to withhold at closing. Confirm specific figures with a tax professional.
Who manages the property after closing?
Total Commercial Inc handles it directly — rent collection, tenant relations and lease administration, maintenance coordination, accounting and reporting. The firm that brokered the purchase stays on to manage it, so there is one number to call when something goes wrong. Scope and terms are agreed based on the size of the building.
Can I close remotely?
Yes — through powers of attorney, remote notarization, and electronic signature. We still recommend seeing the property at least once during due diligence, or appointing a representative you trust.
What is the minimum to get started?
It varies widely with building size, location, and financing terms. Tell us your budget and we'll outline what is possible within it.

Ask your questions first

Consultations are free and inquiries are kept confidential.

Request a consultation