Quick end of season update for the Oregon Coast..The challenge is not so much quality investors or even interest rates (as we've seen a considerable drop in lending rates since the peak in September) but a lack of quality investment grade inventory. 

How are these grades determined and by whom?

I know the grading of the neighborhoods isn't an exact science but I'm trying to get some examples of "gold standards" in each class to help me focus my efforts and develop a better understanding of the nuances of my target areas.  

You'll want to find more accurate rental comps (properties that are the same grade, and the same type of property, as this triplex. i.e.; other small multifam properties).  ...the big new apartment complex is almost irrelevant--they're playing a different game.

Scope of Work:Land clearing for 20,000 SQFT of brush, trees, a pond, and a fire pit; re-grade the land, add fill, hydroseed, and black mulch the rock wall before the orchard.Demolition of 1,100 SQFT: 5 walls (two retaining walls), ceiling, flooring, and subflooring.Installation of two 3 ea. x 12" LVL beams and lally columns supporting the open floor plan where the retaining structure used to be.Removal of existing oil boiler, oil storage tank, and existing water heater.

Third, we had a grading guy come to pour some gravel along the edges (an additional $3K), and his truck busted the corner of the concrete, breaking about a 1'x1' piece off.

@Steve K.I was talking about facts and figures and you bring some interesting qualitative information to top it off.While I didn't know much about the crime situation in Costa Rica (I haven't invested there), that country had fallen from its pedestal and carefully manicured image with me a few years back, when I was an international banker covering Latin American banks among other clients.After lending very large amounts of money to Mexican banks courtesy of their coveted investment grade credit ratings, I got surprised when the credit people gave me a hard time approving a small loan for a Costa Rican bank.

Thanks While you are doing your research on Cleveland I recommend checking out The Ultimate Guide to Grading Cleveland Neighborhoods.

They will design pavement, stormwater control, grading of the site.- Possible: a landscape architect.

We know unexpected stuff will come up like street improvements, grading, Misc. items the inspector will request during construction that normally wouldn't come up with R-1 type jobs.