In Illinois, the minimum age to officially become an unlicensed assistant is 18.

We plan to rebuild, but our neighbors are aging and do not wish to go through a rebuild.  

I built my first modern 7 years ago and like you agree that some (not all) moderns will age out.

This is the golden question that your own due diligence will have to answer - not sure any investor is going to give away exactly where they are investing as this would cause more competition haha.3.Zillow doesn't bring me any units, my realtor also doesn't have knowledge on multi family units, what are my other resources you would recommend?

These days, a couple of things seem to be affecting how and where college age students are attending classes.

Are there any investors between the ages of 18 and 25 in this group?

@Chris Seveney & @Jay Hinrichs Together you raised a good topic of discussion which is the new age Co-GP.

At his age, it’s not like he can start investing or manage a property, so I’m trying to figure out how to nurture this interest without overwhelming him. 

Then divide that cost by the amount of time between now and then and that's how much you should be putting aside for Capex.For general maintenance, the age and condition of the building will play into that.

So most investors just throw in the same expense factors no matter the age of the property.