Charging folks on their credit card for a small premium to cover the fees would have extended the tenure of some of my tenants, but we would have lost them eventually anyway due to prolonged unemployment.

Obviously you're only going to be able to sell it for what the market dictates, but I'd put a premium on it because it is operating quite nicely given the status quo.

At some point you discover that the rents are lower than you were quoted, that it may be hard to find a tenant, that more repairs are need (which you have to pay a premium price for since you can't actually see what's being done), and that if you want to sell, you're going to take a big loss.Now, not all these will be true on every deal.

In development cycles there is a under supply,sweet spot,and OVER supply.A certain asset class can be over built and it is often times a race to market on who wins.If your project takes to long to complete and the market gets saturated by that time then you will have to reduce your anticipated rent rates and cash flow projections to bring in new tenants or you will have to spend more on amenities to justify them paying a premium price.Either way it will cost you more money.

Hoping to get a premium price and and being very strict on screening, in my experience and rental area, makes for a long vacancy.

Peter to reduce rental turnover you either have to have a place with the bottom 50% of asking rents for the area or really nice finishes so tenants will pay a premium and want to stay long term.You have to weigh getting that extra 50 to 100 a month being at the top of the rental market versus losing months of rent to evict and recondition.For that reason I do not like being at the top for rent rates in my market.I am not at the bottom but not at the top.For good tenants safety and the landlord fixing repairs in a timely manner is usually what is on the tenants mind when looking for a landlord.

In fact I believe on one 7plex his monthly insurance premiums were higher.

Who pays the premium is usually by local custom, usuallt one pays for the search the other pays for title coverage.Taxes are pro-rated to the day of closing, you pay yours and they pat thiers, how taxes are collected depends on when you close, like December or in April for example as tax liability can be compensated by credits to the transaction, assumptions of escrows or paid at settlement, which goes to local custom.

Why would I possibly pay a huge premium for "hard money" if they are demanding 80% LTC because they think it somehow is safer that way.

I wish could see all the listings on Loopnet, but alas I don't have Premium Subscriber access.