Hello Mike, It is nearly impossible to answer this question without taking a deep dive on the numbers of each but often times in expensive markets like Seattle the cost of construction is so high that it doesn't make sense to tear it down unless you can build something way bigger/nicer.

The reason for this is the university will likely want to expand & your street could have a high potential of being bought out by the university.

Operated as an executive high-end rental for 2 years and cash flowed nicely while rented.

High LTV purchased at retail (off mls) has large initial negative cash flow- regulations are tenant friendly.  

When is the last time you did a walk-thru (highly recommend taking a video!)?

@John McKeeHi John, I can give a brief high level overview.A Delaware Statutory Trust (DST) is a passive investment vehicle that is generally used for real estate investing.

@Calvin Thomas would you do $100 cashflow if it was a high appreciation low vacancy market?

I would notify her in person and in writing (big note on her door) including quoting the clause in the lease where she is responsible, and tell her you will be inspecting to insure the heat remains on, high enough to protect your unit, or she will be breaking the terms of her lease and also liable for any damage done in the downstairs unit as well.

yes they are on fire and Wynwood I'm in brickellExactly except prices for the first-time investor are high. 

From what I read in Bloomberg, delays in high-demand areas have gone up significantly in the past year.