I own 45 rentals in westland, livonia, redford, garden city. i am also a broker. contact me if you want to work with me.

I told tenant to fix this by hiring a gardener to do the work and reminded her of her responsibility, yet nothing was done, so received a 2nd letter from the city. 

If we look at trends and newly identified behaviors based on the current pandemic I think the tides will sway a little more in favor for a SFR or garden style apartment for the foreseeable future.

I settled on an old Italian guy who proved to be very handy & helps a lot on other properties we have, plus he maintains an amazing vegetable garden at the 6-plex.

It's townhouse style garden apartments, 2bd 1ba in a C+/B- area. 

They grow gardens, have kids swimming pool etc Which is why i am considering installing meters and bill them directly

In terms of investing, would it be smarter to buy a town house in the Pembroke Pines, Miami Gardens area, or to buy a house a little further up north?

My cash flow buyers are in the 'off brand' locations in south city (C Class), the investment/development adjacent areas of North City (d class) and parts of North County.My A & B class buyers are in Benton Park, Benton Park west off Cherokee, Christy Park, Princeton Heights, Southwest Gardens, and North & South Hampton neighborhoods.  

Here are a few client cases:Apartment Complex Garden Style, 102 units in OH, purchased in 2005Purchase price $26m (of which $2,093,729 is the depreciable basis) Owner’s 2020 depreciation expense without cost seg - $76,135Owner’s 2020 depreciation expense with Owner’s 2020 depreciation expense with cost segregation - $715,650Catch-up depreciation deduction of $715,650 in 2020, even 15 years after purchase.Apartment Complex, 16 Units in GAOriginally 1986, Purchased in 2020Purchase price $7600,000 of which $655,710 (is the depreciable basis)Owner’s 2019 depreciation expense without cost seg - $23,844Owner’s 2019 depreciation expense with cost segregation - $245,575Busy Bees Automotive – Las Vegas, NVPurchased 10/20201, appx 18,000 sfPP $3,500,000 (of which $2,800,000 is total depreciable basis)Owner's 2021 depreciation expense without cost segregation - $35,897Owner's 2021 depreciation expense with cost segregation - $1,086,114(accelerated amount was 38.47%)Large Multifamily Apartment, Boise, IDPurchased 11/2020PP $14,393,083 (of which $12,245,031 is the depreciable basis)Owner’s 2020 depreciation expense without cost seg - $261,692Owner’s 2020 depreciation expense cost with cost segregation - $3,918,400.

Long Beach, Garden Grove and Lakewood seem to work.