However, while we can hardly protect ourselves against market decline, buying SFR at market with the only exit being continuous appreciation is not wise in this cycle, or ever.This is different in the multi space, because obviously we have much more control over the many elements comprising market value.

The beat bang for your conversion buck in grey water is seperating the was shing machine(s), but unless renting in a hipster area where this would be a feature, do you really expect a tenant to watch what type of soap they use, or flip the three way valve to divert to the sewer when using bleach on thier whites?

VA and FHA ARM's are some of the best ARM's out there because of their extremely low risk features.Most people hear ARM's and they run away in fear without even looking at what features comprises the ARM or how they even work.The VA ARM's are better in that they have no monthly MI (still have to pay VAFF - VA funding fee).The main feature I think that makes them low risk is that min 1% adjustment per year because on conventional ARM's this is min 2% per year adjustment after the fixed period.

My partner and I also own a furniture design company and a retail design shop, so our entire VR is outfitted with high-end designer soaps, shampoos, dishes, furniture, etc.  

Same with outlet covers, a piece of molding, a new soap dish and rods (You have to have some form of consistency).

^^^ very important point's, especially when the target area in question is a large urban area comprised of hundreds of communities and neighborhoods that are all quite different from each other, it is imperative to be educated on micro markets and not generalize, which requires either you or someone else to have physical familiarity and experience

The property is listed at 455k, and is comprised of a first floor retail space, with the upper two floors being a residential condo.

Thank you for your input Ruth, I am working on my buyers list... yet the list is comprised of mostly buyers that do not follow through and who are not direct buyers.

I think some flipping contractors are comprised of good contractors trying to get to higher end projects because those are the jobs where they make the most profit and get quality referrals for the next job.

-the second way to a woman's heart is a welcome gift package (about $10 in dollar tree supplies: toilet paper roll, cleaning paper roll, toilet plunger, toilet brush, dish dispenser, soap dispenser, shower liner) + 1 box/pack of water bottles-the third way to a woman's heart is a nice home/unit smell (apple + cinnamon/santal wood/ebony....)short version:-you need to find your niche!