This comes from a 2017 City document, but it seems to be current.http://www2.oaklandnet.com/oakca1/groups/ceda/documents/report/oak050966.pdfA real pity, with the severe lack of housing in Oakland. 

I was able to gather several different teams.

However, you will get a range of perspectives because several here don't mind and even brag about losing monthly.

Denver Union Station Project (Colorado): The city exchanged several smaller parcels of land with a private developer, who in turn constructed a mixed-use development that included retail, office space, and residential units.

Gifting equity in a house may be more trouble than it is worth if you are not near the life-time exclusion1) Potentially having to get the property appraised everytime an equity is gifted2) Having a title company update the title every time3) Exemption of the gift tax return is normally for cash gifts below the annual gift tax exclusion, you may still need to file if you gift non-cash4) If there is partial ownership over several years, having to properly pro-rate certain items such as real estate taxes, mortgage interest and rental income if the property is a rentalBest of luck 

My ideal location is in the middle so I'm away from severe flood risk, but still 15-20 mins tops to downtown or the beach.  

Similarly, if you put several Class D tenants in a Class A 4-plex, what do you think will happen to the property?

Similarly, if you put several Class D tenants in a Class A 4-plex, what do you think will happen to the property?

Where I live, we still have a severe shortage of homes--median time on market is still 7 days and it would likely be shorter if not for delayed negations being the norm. 

I work with several who go to 600 or don't require a FICO for commercial at all.