I'm in my early 30's, I'm not looking for capital preservation, but want to grow the property value over time.  

The historic district proper is pretty safe (there is a neighborhood supported security patrol) but there will be issues with the preservation committee.

Most of the investors including myself do RE to preserve wealth, i.e. have 7-12% income on cash invested.

now rezoned for 20 acres of new Apartments, 10 acres of Townhomes and a 12 acre nature preserve.

I'd rather preserve a good relationship.

Actually just passed the Glen Ridge (HPC) Historic Preservation Commision with flying colors.

Been decades since I was a real estate agent but here's what I would consider were I to do it again.Since this is a way of being your own agent (and preserving some of your commission) and you have a "lead generating strategy" already, I would avoid agencies that require "up time."

How about an REO with a property preservation team that left a fridge full of food and a standing freezer full of food in the house for more than 18 months?

I like the idea of hard money to preserve the capital and use their money for flips.With cash I have total control but cash outlay until it sells.I will also get the 3 to 4% broker co-op when I buy.If I bought cash I would let the listing broker have it but if I used hard money I would want to offset points I paid out.I do have private lenders but they might want too much control or cut of the deal.Would it be best to use hard money for acquisition and then my capital for repairs??

My lawyer does want me to show my emotional distress, but along with all the other lawyers I spoke with, he stated that because Franklin County is part of the Tenant Preservation act, they often rule in the tenant favor and take the BOH complaints seriously.