*Again, this doesn't seem necessary on your current lot because you are allowed to build a 2-flat, by right, on RS3 land of that size.

Look for a mid-sized PM company with a strong local presence.

But you’ll want to do a little digging and maybe talk to a local lender who’s dealt with ground leases before, from what I’ve heard.On the tax front, if you have the benefits and burdens of ownership for the structures, depreciation might still be on the table.

With completing a 1031 exchange into a more expensive property, their depreciation table would reset as well, providing an even greater benefit. 

Already helps a lot if you're bringing a deal to the table...

I also happen to know that Grocapitus has three exits coming up in the first half of 2022, and all of these are expected to beat the leader in this table below (Park Canyon - 50% AAR) easily.

And I don't think it was a very serious offer, it came up in a conversation about selling my team, which is absolutely not on the table. 

Find a few properties that are your closest competition (similar size, location, finishes).

Current lease has size limits for both but it's time to reconsider- are size limits enough or scratch them all together?

I am hoping a small profit is still on the table, but time will tell.If anybody tells you the delays are due to permitting within the City of Cape Coral, I would argue you are being misadvised.