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.

I would personally 1031 into a more landlord friendly state like Ohio or another midwest state.

Austin is overbuilt I wouldn't touch development there. happy to connect I'm licensed in both states of Ohio and Florida and we look at development and ground up construction deals in both.

If you're an experienced developer, let's connect. if you would consider other markets im in between columbus OH and Miami FL doing a 11 story deal right now in Columbus land cost is very low miami is the opposite

Hey @Nathaniel Linn, where in Ohio are you referring to?

you can challenge the value with an accountant, appraiser, etc most markets have a person who charges a flat fee to lower it. in Columbus Ohio most of the people that do this have a guarantee to lower it or it's like half the fee 

If you're open to the idea of OOS investing, check out the Ohio markets (Columbus, Cleveland, Cincinnati, Toledo, ect.)

I am a licensed Realtor in Ohio but I can give you a referral to an agent in the area your looking if you need. 

Just a wild guess but I'm betting you don't want to operate a church. https://codes.ohio.gov/ohio-revised-code/section-5709.07(A) The following property shall be exempt from taxation: (3) Real property owned and operated by a church that is used primarily for church retreats or church camping, and that is not used as a permanent residence.

In Ohio, once the tenant was non-renewed, you'd serve a 3 day notice to quit and then file an eviction with the court if they were still on the premises.