I'd focus on 150,000 sq ft and up deals so you get the densities you need. we just proposed 84 units on a lot that is 4500 square feet in Columbus Ohio with reduction in parking from 111 cars to 0 and we will lease off site parking. shift parking off site to save money on garages or push it into public garages. if the numbers work build structured parking which most the time they do it just depends on the deal size. if you want to sell to institutional investors you need at least 100 units in my opinion but the sweet spot is like 150+. in downtown columbus our market you can get about downtown unlimited height land for 1.5 million an acre.

My current APR is 7.15% I'm pushing towards the HELOC because lower cost on closing costs and refi interest rates are the same as my current loan right now. 

I finally got them to open a ticket and push it through, only to get an email the next day saying they couldn't find a vendor and that I'm welcome to take care of it myself. 

If she asked you to cut her grass this time and the next time and the time after that, well that is a landlord favor and her pushing her boundaries. 

My employees wash their vehicles and muddy equipment every day and they put a massive amount of rocks, nuts and bolts, wood and all sorts of debris into the pump and it never failed one time.Since my pump handles both rain water and the water my employees use to wash their equipment every day I installed a specially made system with electronic valves that makes the water they wash their equipment go into a sediment and filter box and then into the city sewer system and when it rains the electronic valves have a sensor that detects water coming from the roof drain downspouts and valves switch to make the water from the parking lot go into the street.

I expect that will be many STR hosts' response and it's one of the reasons the regulations are going to come back to bite CO and other states pushing for tighter restrictions on STRs.

It'll be more recent in your memory, so push through the remaining units.

All it will accomplish is push your gains into the future while keeping your capital losses locked up.

For now it's a win-win as the renovations pushed my appreciation and the MTR cash flow offsets the renovation expenses.  

That is the best way to make contacts and move forward, just never push yourself as an agent.