I manage both long-term rentals (LTRs) and STRs, currently operating seven STRs, all of which are profitable.

When the economy suffers as a result of too much of a contraction, debt payments are harder to make, etc, then go through the cycle of loosening it again, devaluing the currency so debt payments are easier to make, and banks can profit higher than before.

I have an opportunity to build mixed use apartment and I want to get an expert thoughts on the projections and what should I be spending on construction to make this project profitable.

I find there is more profit to be made and more flexibility if you use your own funds. 

I plan to build versus buy because Im currently working for my father, who is a general contractor in Fl, and will save on the construction costs because I can do most of the work for little cost other than materials. it would be minimum labor cost and no profit cost from contractor.

Turnovers will crush profits and they’re a headache so I keep my people in 10-15% under market rent.

I want to make sure they can't refi the property as my "profit" will come after 10 years from p/I.

If that's true or not, I do not know.After reviewing the ~60 page tax document for that year, it looks like she added the following:- Schedule D, Line 10 ("... all Txs reported on Form(s) 8949 with Box F checked") = Adjustment which equals all profit, excluding depreciation, and then the only gain was the depreciation.- Form 8949, Box F is checked, as I received no 1099-B.  

So the developers have performed some interesting magic- they’ve sold condos to people who cannot hope to profit on the cash flow.

I do have one house hacking client where I sold his condo and then helped him buy a larger townhouse where he can do forced appreciation through rehab (which worked out really well.)I went from a house hacking condo, used a HELOC and then did the FHA 203(k) to a house and built an ADU.Because of the rental restrictions, it might make sense to sell at some point since profits up to $250K is tax free and scale up that way.