The big exceptions are windows and carpet.

There is no downside to getting a HELOC, except that if you apply this year, most likely you will be getting a interest rate that will be around 7%-8%.

The exception is if it's an emergency and then we can enter anytime. 

I love our delegated model because we keep control of the entire process except for appraisal and title.

They are a “use by exception” currently, which means it is possible in RAP with the right approvals in place.

this is in our lease regarding prohibited conduct, aka violation of the lease, "criminal conduct, regardless of whether or where arrest or conviction occurs, including but not limited to: manufacturing, delivering, or possessing a controlled substance or drug paraphernalia; engaging in or threatening violence; possessing a weapon prohibited by law; discharging a firearm in the apartment community; or, except when allowed by law, displaying or possessing a gun, knife, or other weapon in the common area, or in a way that may alarm others"I'm no lawyer but the person who wrote this lease is a lawyer, "regardless of whether or where arrest or conviction occurs" leads me to believe that suspicion of illegal activity is enough.

And, fair warning to all (and we will give warning, except in cases that are so long overdue we should have dealt with them years ago), thinly veiled attempts to drive business, without a real effort to provide practical advice, will be similarly moderated going forward. 

Assessing both macro and microeconomics is vital.

@Allan SmithI live about an hour away, but work out of the Peoria area (except working from home due to Covid-19).CAT still has a fairly large presence in Peoria.

The building was built in 1965 and was remodeled in 2011.Seller is asking $300,0004 units - 900sq ft each - currently rented at $700 per unit - Tenants pay all utilities except water/sewer which averages $250/month.Insurance is $1,600/year and taxes are $2,600.It makes sense as far as I can tell.