The past couple of years as L3Harris has begun to move production/engineering from California to the area (cost cutting measure, not political), we have been seeing 10% appreciation yoy or so. 

If you don't replace items frequently, the quality of your product decreases quickly.As for insurance, I truly haven't experienced this phenomenon. 

The product is the best in the industry and is worth way more than the investment.

Unless you are a veteran or using a DPA program all loan products require some skin in the game (down payment) and that is how most people start their portfolios. 

They claim to be storing lithium batteries for power production via AI for PG&E but they claim their goal is to be the "Biggest Lithium Battery Storage Facility in the World".

Lower quality products have seen super low occupancy numbers as of late.  

Most of them absolutely see the value and have much more productive ways to spend their time (like buying more properties!).

You could also look at selling the "paper lots" in advance of building out the infrastructure, but that depends on your financial ability to take this from dirt to finished product, and ultimately for holding long-term if that's the goal.

We've found our contractors are more productive and there is much less confusion on renovation costs/budget. 

That mid-range investor if doing a fund in that range is going to be very difficult to find enough product, cover your overhead and pay the investors.