Or is it the price one pays to elevate the 'fear factor?'

Expenses can range from normal maintenance, crazy new ADA requirements, changes in elevator/fire safety requirements, pest control, indoor pool expenses etc.  

If you go single family, with values as elevated as they are, you may be able to make a good equity play, but cash flow will be tight unless your down payment is huge.  

Never be afraid to to your elevator pitch.

My goal for creating the thread was to see if everyone else was experiencing the same levels of price elevation and or investors were still finding deals.

The other option is to raise the site to get the building above the flood elevation by bringing fill into the site, but then you need to create flood storage on-site, usually a detention pond which gets expensive.

There are 2 tiers behind the house, but to bring the second tier up to the same elevation as the house we will need around 500 to 700 CY of fill.

Now I generally do an open-house style showing with a handful of prospects and have a lease signed shortly thereafter.My guess is that the complexes mentioned in the article as well as the new development across from the (soon to be "ex") site of the UofL grain elevators will pull quite a few tenants out of the neighboring areas.  

We always appreciate when we get feedback about our deal whether it is if the ARV is elevated, the repairs are off, or if there is something specific about an area only a local knows; or even how we presented the deal. 

Prices are elevated already and all the "teachers" are saying the deals are out there just stay up all night to do research, ignore your family and quit your job to make it happen.