This discrepancy might indicate a complex market with varying property types and conditions.- Market Volatility: While home prices have increased significantly, the average home value has seen a slight decline of 0.4% over the past year.

Land Use attorneys are usually engaged for large, complex developments (although, again, maybe that's the norm in your market; I'm in California).

Depends they have expanding zoning regulations but mostly for ADU's and then its complex - same across most of the mid-shenandoah. 

Thanks,Steve Hiltabiddle   OR WA CA OH IN GA NV AZ MO are states I participated in as a funder for court house steps sales.

Any tips for managing the complexities that come with wearing all those hats?

(About 8%)I’ve probably started 3-4 evictions,every tenant moved out before we got to court. 

This is the part of the tax law that controls whether the money we spent on fixing something on our property is treated as an expense or as a capital improvement.The Regulations I mentioned are extremely complex and confusing. 

But I dumped out the last person’s stuff on the front porch and changed the locks after I evicted her in court and she refused to leave.

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As others have said, you need to look at the whole picture.Somebody buying an oceanfront property in Laguna Beach might be happy with a 2% cash-on-cash return, because they are banking on appreciation.Then somebody buying a 12 unit apartment complex in Cleveland might not do the deal unless they are getting a 15% cash-on-cash return because they are going to see very little appreciation and will need to deal with headache after headache.If just evaluating the cash flow, a cash-on-cash return of 10%+ is right to me.