The mega site in Richmond, as well as Mt Vernon, will really change the landscape in these areas as they did in E-town when the battery plant came in play. 

Yep, an SF play is actually interesting to me right now.

That is our Bible or road plans for repositioning value plays in good hard working blue Collar areas of Ohio.  

I refuse to play under these anti-landlord conditions.

I currently live and invest in the area and know my market but many of out of state investors get taken advantage of if there don't play an active role Detroit.

As you discover opportunities, continue looking for the longer play!

We're probably not going to take the risk if we're busy agents to play that game. 

It's hard to harvest equity on these plays, unless you commit, long-term, towards very light leverage, as the only practical ways to benefit from the equity in your portfolio, if you plan to never sell it, only exchange it, for a lifetime, are to spend the cash flow, or cash out refi.

I give it ten or so years before we start seeing this play out. 

we invest in value add plays (no major rehabs) 10-40 units.