Two Reasons: First, because 50M people in this country either work gig jobs or are illegal immigrants, when they lose their jobs or have their hours scaled back, it doesn't show up on official unemployment stats.

In particular Overland Park, Olathe, Lee's Summit, Blue Springs and North Kansas City.

So picture this @Kevin Rodriguez, someone strolls up to you in grocery store parking lot and says "Hi, nice to meet you.

Clayton county and the south part of Fulton (specifically College Park) have been great for us.

@Aaron Zimmerman my old Chicago buy box (Albany Park, Rogers Park, Irving Park, Lincoln Square, Ravenswood Manor) has moved pretty far away from my preferred fundamentals.

WE did a nice flip last may though in Winter Park that was a good one.

To provide a practical example, I acquired a 60,000 SF assemblage that contained an autobody garage, nearly an acre of surface parking and a 4 unit building in Philadelphia.

Ironically the property does not have an official address.

Housing lots/ subdivision, self storage, commercial, parking, rv park,  etc3.  

This is part of a larger trend of waterfront developments happening such as the Potomac River Generating Station turning into a 2.5 million square foot mixed-use community, the Montgomery Center turning into 327 new apartments, 25,000 square feet of retail, and 13,000 square feet of arts and cultural center starting July of 2024,This puts Robinson Terminal North as the next big project developers are eyeing, with Rooney Property groups announcing their plans to redevelop the decade-long abandoned warehouse space into a 600,000 square feet multifamily, retail, and thriving park area by 2025 following the completion of Hazel Waterfront Tunnel at the site.This new development, which received approval just a little over a month ago, has had many delayed development plans due to concerns about environmental hazards, which have now all been cleared upSources:Robinson North plan advances amid environmental concernsAlexandria Waterfront Small Area Plan March 2024Potomac River Generating StationSwimmable Potomac River CampaignMontgomery Center Redevelopment ApprovedAlexRenew completes two-mile long, 100-foot deep tunnelAlexandria City West, Landmark Mall Redevelopment (2028)Alexandria's Landmark Mall, which at a time was a thriving 52-acre strip mall that was a major attraction in West Alexandria, has long been an eye soar and swath of unused space.