Hi Christopher, if you are open to investing out-of-state, there plenty of other opportunities elsewhere, my clients are involved in institutional grade properties across the country.

I've literally seen friends and family attend seminars and sign up for a similar price from well known gurus but, they only receive pieces of the information in the course and need to up grade for thousands more in order to get the full value of what they've already purchased.

It is not rocket science but the contractor must know what they are doing and using below grade finishes will NOT do the job (at least not here in So Cal).

Blaze Grills has a Marine grade grill for coastal residents. 

Now a landlord (and architect), I wouldn't build out the space without the second stair since it really is a safety issue/liability (especially in case of a fire) if anything were to happen.Full excerpt of building code below:According to the Chicago building code on egress requirements, the third story above grade plane within a dwelling unit [which in this case is the duplex-up unit], all the following conditions must be met:1.) the building is equipped throughout with an automatic sprinkler system2.) the floor area of the story does not exceed 1600 sq ft3.) the dwelling unit has an exit that discharges directly to the exterior at the level of exit discharge.Your third story attic space is unlikely to exceed 1600 sq ft, but you'll probably find the sprinkler system to be cost-prohibitive.

How much would a brand new home cost to build with mid-grade finishes (excluding land as that varies)?

I know it's hard to cash flow today, especially in the A neighborhoods, but would like to hear what you think.ThanksI would jump into emerging pockets, buy when it’s considered a c area and sell when it comes up in grade.

Then I'm left with a damaged property and have to spend so much money on repairs, then look for another tenant who will probably do the same thing.On the other hand I have properties in B grade neighborhoods with an ROI of 14% where I never hear from the tenant and their rent is never a day late.

I made some resources for my out-of-state investors like a neighborhood graded map and contractor rolodex that I can share with you!  

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