The triplex has been on the market for 90+ days, has had very few showings in that time, has already seen a $10k price reduction a month or so ago, and it's fully rented out in a downtown area.

Hershel, 30349 is not considered a "desirable" area yet and is on the South side of Atlanta whereas the tech sectors are closer to downtown or North of downtown ATL. 

Texas  - no income tax and looking into areas near major universities or downtown (Dallas, Houston or Austin areas).

Prices in the downtown core are rising every year.

@Michael BiggsThank you Michael, I will contact them first thing in the morning....hopefully they can help...yet I asked the republic title branch at turtle creek near down town and they said they try to avoid these kind of deals...hope the branch you mentioned can do something.Will let you know what happensThanks again

Does anyone have a preferred survey company for downtown Raleigh properties?

If you have a need for assistance with anything (driving for dollars, running numbers, organizing data, manual labor, etc), I would love the chance to help out in exchange for just being around the process.I am located near downtown Fort Worth, TX.

Also I can set you up at the Marriott downtown, exactly where you want to be, big discounted rate. 

we do a lot of infill building.. this only works in HIGHLY desirable areas @Wayne Brooks  as Wayne states not sure were your thinking the value play is here.now there are plenty of folks that buy cheapo lots in FLA like Lehigh acres then sell for a few grand more on contracts those are the land flipping guru's you see that's what they teach.. and there are millions upon millions of lots available for this type of activity generally in FLA  and West Texas  AZ CA and other areas that had massive land speculation booms in the turn of the century.. think Lancaster Palmdale in CA there are million plus platted lots there that get traded around at tax sales every year.to find land with value to builders you need infill in established areas.. close to down towns.. in areas that are regentrifying .. lots that have shadow plats beneath them. or you can split using a lot confirmation technique ( common in Portland)  you need to work areas of Scarcity .. 

Austin TX had a problem with Stealth dorms and changed the limit from 6 to 4 in some downtown areas, and also San Diego had a problem with mini dorms and so you have apply to have 6 or more adults 18 and over in a SFR, and prove you have adequate parking.