We will be upgrading tenancy in main level and making facade easement improvements to bring back to historical quality and style.

Then all you have to do is find the point of intrusion, which could be hidden under a window sill (calking might help).I don't know that this is you problem but I do know how some older brick buildings were built and it seems like a possibility.Newer brick facads have weep holes at the bottom to exhaust water.Good luck!

But keep in mind that in addition to that, you run the risk of coming out of pocket for additional common area expenses if the HOA doesn't have sufficient cash in reserve accounts to pay for big ticket repairs (roof, facade, etc.).On another note, my brother is a realtor in the area (primarily Hoboken, Jersey City, Union City, etc.) -- happy to put you in touch to pull comps, check out other places, or pick his brain if you're not working with someone already.Best of luck! 

Cute blue cottage.I think you picked a beautiful blue, but if you are feeling uneasy about it, analyze the other details of the facade to make sure the color isn't falling flat. 

The property has an ornate facade overlooking the park.

Maintenance can be an association/property management fee that you charge that will help pay for common area expenses like a roof, sidewalk, facade, parking lot, etc.Mixed use is the future of all downtowns and the big cities are scrambling to figure this out.  

The property is owned free and clear but it needs about $250K ($90K of which is for the facade alone) according to the contractor who has been doing work on it.

Is it in the form of TIFFs/ Facades incentives?

Mandel & Ogden will lease up their units then move to the next big headline, but the mom & pop retail shop that poured $100k into a new facade, logo, image or equipment are screaming loud and clear they are there for the foreseeable future. 

House has an interesting facade with many gables, etc.