This is in a city with a 400,000 person 20 mile radius in the midwest, it is predominantly blue collar and military, it is 39 units 9 garagesHere is the one I like most: Efficiency 2 @ $430= $860                                          Local average $450 1 Bedroom 20 @ $551 = $11,020yr                                       $550 2 Bedroom 17 @ $617=$10,489yr                                         $670 +- 3% Laundry Income  = $360yrCarports & 9 Garages Less Vacancy  % 4 = $909MONTHLY  Income $22,729YEARLY $261,838ExpensesTAXES 2015                                              $42,300 INSURANCE *REPLACEMENT COST      $18,700 WATER/SEWER                                        $12,223 GAS/ELECTRIC                                         $18,329 WASTE                                                      $7100MAINTENANCE/ SUPPLIES / CAP IMPROVEMENTS/ ROOF/ GUTTERS/ ELEVATOR  $22,7kMANAGEMENT *6%                                 $15,382 SNOW/LAWN CARE                                  $2,305LEGAL/MISCELLANEOUS                         $2,592TOTAL EXPENSES AND % OF INCOME 54% $141,556This is located aross the street from a catholic church and grade school on a semi busy street.

Finished floor elevations would need to be at least 1 ft above flood elevation. 

I do see an elevated level of flipping and building in my general area which makes me concerned that we will end up overbuilt but I don't have data to back that up.

We have acquisition, hard money, brokerage, consulting hedge fund.2020REI H & R Acquisitions 3L Finance Elevate PRIVATE Capital Investable Realty DFW Investors 

I'm not talking about building the home up on blocks just simply bringing in dirt etc. to increase elevation?

The nature of the building will also dictate your costs -- a 2-story, 2-family home will have a different cost structure than a 16-story high-rise apartment building (which requires a different type of construction, elevators, etc.).

I live about 5-10 minutes before Grass Valley so my elevation limits the amount of snow here. 

Investors can make it without credit, without money - armed only with creative formulas will elevate you to wealth without having to kiss the b-tts of lenders!

Instead of empowering the people to live life abundantly in the manner Yahweh had commanded, these guys were more interested in elevating their bureaucratic statuses.

How far is it from the elevator?