Lee hit the nail on the head that opportunity zone investing is the consideration for selling appreciated stock and deferring capital gain recognition for someday in the future.

You hit the nail on the head, the HOA fess are the issue. 

It has no life: it is simply an expense that is necessary to do the rest of the work, so you can write off the $25,000 demo & disposal cost immediately, then depreciate the rest.I have heard some investors will break out the cost of individual materials, such as roofing nails, and say those only have a useful life of 10 years and depreciate that component at a faster rate compared to shingles, but most of my projects are too small to bother with a few hundred dollars worth of nails.

Haven't started running any numbers yet, but based off what I saw, you hit the nail on the head.

@Chris Mason Nailed it on the head.

To make a long story short, I wouldn't invest in Gary unless you're a "tough as nails" investor.

When we don't, tenants seem to like nailing Barbie doll sheets over their windows using something akin to railroad spikes.

In fact, the siding was nailed directly to the studs.

@Joshua S. it the nail on the head with "if you were staying there, what is the minimum you would you want." 

Brandon nailed it. you are looking for a small or regional bank.