The cities, counties, public at large think developers are ultra rich so they place all these demands on them not knowing the true costs and how it impacts the ability to create a project.

However, it doesn't quite stack up against the private housing prices where values would have increased 4 folds since.Our market is primarily a capital gain one (Ultra low 2-3% Cap rates here, not too far off Vancouver or Toronto I say but still lower) and a few years back before the restrictions came out, it was increasing very quickly at rates of 8-10% a year.

Scott:  I should have expected @Brandon Turner would have chosen to display the back of the shirt above.For your next item, might I suggest a light-weight, water resistant, wind-shirt (pull-over w/ 1/3 zip or a full zip), which folds-up in it's own "Bigger Pocket" for storage and hangs off your pack/belt/whatever, when you are not wearing it.I promise I'll use it when I running an ultra out your way ...

But a lot of time it feels like the broker and/or seller is trying to pull wool over a buyer's eyes and I would classify as lying more than boasting about the property.

There are only 3 metro cities that can boast of a population growth of over a million from 2000 - 2010 and Texas has 2 of them.I really do think we will see 7% year appreciation in desirable areas like Plano, TX.

We had to wait for a client on a Dollar General for an extra week for loan approval by credit just because they were ultra cautious.

@Chris PurcellChris,   I realize that that comes off as pretentious and maybe boastful.

They boast that they are military friendly. if you do not want to share in public I would love to talk to you about your experience with them. 

We get marketers on here, boasting of making 40K on a 100K property, doing so by flipping a contract or double closing, adding nothing more to the deal.

This is what cash buyers are doing when they boast that equity increases cash flow.