Change some of the variables, it will give you an intuitive feel for where you need to focus next given the opportunities at hand.Finally, the ultimate combination is having a business AND invest in real estate.

No, I don't have a local PM so that would have added another unknown variable and expense2.

This is real estate investing and there are multiple variables that affect the performance and outcome of any investment property over time, both for the positive and negative.

Your biggest variable is going to be prop tax, and it changes from street to street. 

We are ok with making calculated risks with our money, but when you introduce other peoples' money to the equation as a variable it can get sticky.

Unfortunately, ther'es no guarantee, because there are a lot of variables at play here.

Obviously, the at least 42 input variables can be adjusted to your own risk tolerance, but this is far easier/quicker than to re-create the entire input.You can find the link on my profile page.

There is too man unknown variables with land entitlements that we do not want that liability for.

Hi Sergio, I think there are way too many variables to be able to gain any real insight from responses here.

(If curious, my residential real estate investor clients from 10 years ago [you can find my 10 year old bigger pockets dot com posts :], at the time buying up 2-4 unit properties, a lot of them are now done with the 'human' tenants and want to 1031 into something that is ACTUALLY passive, so yes Starbucks comes up, thus I watch it).In my case I zoomed all the way into a specific brand (which then allows me to make very sweeping generalizations across an entire state -- but still not the entire country), I'm not suggesting you do that, but SOME of the variables need to be narrowed down, before you can gain any useful insights.