But S-8 is huge in Indy. 3yr waiting list to get on the program from what I understand so finding a S-8 tenant shouldn't be an issue, but you're certainly not getting the cream of the crop.

Chase is I think the 4th largest lender - is that why they do that, to reduce volume to the cream of the crop?

Yeah, my options trades got creamed when they did a reverse split...Live and you learn :)Oil itself is a wildcard investment right now...but definitely have to be willing to go long for an undetermined amount of time 

I’m in a few - Columbus Real Estate And Money, CREAM, and Central Ohio Investor Network, COIN.CREAM is Facebook group, and COIN is typically a once a month in-person meetup that’s been having Zoom meetings during COVID.

Asphalt is cream of the crop and sheds water, so very attractive to renters, but also expensive and has to be maintained.Will you have flood lights and cameras?  

Think of it this way:  If you have own an ice cream shop that is on a busy street and traffic is wrapped around your shop all day every day...would you then put up billboards over in the other part of town? 

State law in regards to real property, county use changes (Commercial allowed to have an ice cream shop or does that require a mixed use?).

Room rentals are not necessarily going to draw the cream of the crop as far as tenants go, butyou don't need Cut throat Charlie sleeping 10 feet down the hall with his huge butchers knife.Just one of many: https://www.reviewjournal.com/crime/stabbings/roommate-argument-led-to-stabbing-las-vegas-police-say-1530454/Good Luck!

Or should I be attempting to underbid on the market slightly to add a little more cream on top? 

In markets that have no Hedge funds or other large well capitalized investors maybe.. so that's one thought.. there will be a price point were big money just jumps in and takes the cream right off the top and will pay more money than the average investor just based simply on their cost of capital and their scale.We are also starting to see the foreclosure rescue companies fire up again.. although highly regulated and illegal in many states the way they do business.. they will cream a lot of inventory before it gets out to the investors as well.