It appears that Union City NJ is undergoing a tax evaluation of it's multifamily and commercial properties.

A few members here are from DFW, so to use it as an example the Uptown and Knox-Henderson is bursting at the seams with activity and can probably fit no more cranes as a result the development or re-development (typically a phase that typically precedes new development in urban areas) is getting pushed north all the way and even past the Loop (Loop 12) where the apartments that used to go $15-25k a door just three years ago are now approaching $50-60's as-is and $100s once updated.This movement has displaced a lot of local DFW investors who are starting to look at Wichita Falls or parts of Oklahoma, which is actually undergoing a contraction and Louisiana, where the 7 or 8% cap rates are still feasible and cost per door is much closer to the historic levels that Dallas enjoyed for years, however, by going for the cash flow they have to forgo potentially explosive growth (which can go both ways). 

Pete there are several small pockets near and around downtown that seem to be undergoing some form of gentrification.  

A Builder’s Risk policy is specifically designed to meet the unique challenges and exposures posed by an unoccupied structure undergoing renovation.

Being a Wyomingite, you understand the energy industry related economy fluxuations that our big beautiful state undergoes, particularly Campbell County.

the reason for my inquiry is that I am in search of counsel for a  issue that I am undergoing on my own property .  

Offered me a mentor program $35k it still send shock waves down my spine. $35k and I was already selling him a deal.

Most GC that undergoes the program knows lead issues on pre 1978 houses, if they are that concerned about their business to get certified, that's a plus.Disclosure: I have the certification, I just find my painting subs with certificate much more reliable than that who doesn't, especially if I am working on government building interior.

If the property is undergoing construction then the lease amount is the target rent the property manager will be leasing it for.

Also they need to be on the market for a while and undergo a couple of HUD price reductions.