I eventually grew up & went to college, where I got a Bachelor of Fine Arts with emphasis in Photography.

I graduated from  college with a business degree thatHad a real estate emphasis and I got my broker license in 1980.  

I applaud your emphasis on energy efficiency! 

I got a college degree in business with an emphasis in real estate.  

University Circle, Little Italy), IF (heavy emphasis) revitalization was focused at the edges, they could / should / would spill over to improve things overall.

So it sounds like you are putting a bit more emphasis on cash flow over appreciation, which is great because I lean more towards that strategy as well.

For starters, and given the high emphasis most of us make on preservation of capital, we all agree this model trounces the risk/reward proposition offered us by Wall Street.

I have a college degree in business with real estate emphasis.  

As a side note though, why do so many investors put so much emphasis on cap rate rather than whether or not an asset cash flows?  

Increase Your Financial IQStart Your Own Corporation - Garrett SuttonWarren Buffett and the Interpretation of Financial Statements - Mary Buffett (highly insightful on money, and emphasis on research and analysis)Never Split the Difference - Chris VossBest,SC