@James SillsFrom my experience working with investors, transitioning from residential to commercial real estate (CRE) is an exciting and achievable goal with the right foundation.

that's $100K+ in cash PLUS a solid plan to achieve for that return. 

You could probably just go buy a different investment property and achieve the same returns.

You'll achieve a higher ROI.

If Roofstock can achieve the pricing that I see, I will use them to sell my properties.As far as your problem, my State has strict protection laws disclosure. 

You can achieve gross revenues at a multiplier per location vs that sec8 volume model. 

The only way to achieve this is by looking at and doing real deals.

At the pro forma income, the cap rate would rise to 8%, which is more reasonable but only achievable after renovations.

That said, I'm grateful for the alternatives you present--you're keeping the bottom line in mind, so I appreciate your help in exploring options that achieve the bottom line for the investors. 

Best regards,Yaroslav @Yaroslav Shtogun what about a slight adjustment to the property line and executing a no build easement so that you're achieving the purpose of the setbacks?