This.And anyone saying losing cash flow or breakeven is an opportunity cost, you're missing the fact that paying into that $200/mo Sunnyside grade F place in Houston is an opportunity cost.

Hello All, I am not sure if there is a rule of thumb to how much a design should cost but I received an estimate of $23K for Civil engineering work (site plan, storm drainage plan, site grading, soil erosion & utility plan), $25k for  Architectural and structural and $11K for MEP for 12 units townhouse (2 bed and 2.5 bath) on a slab. 

It's Class C and you'll have C grade tenants in there.

Your writing, if someone can get through it, speaks loudly enough for your (lack of) character to show.You couldn't read what I wrote, that's your response, a grade-school level insult similar to "well your a poopy poop-pants".... lol, ok....

It depends on grade of property but would never recommend going over 10%.

Laminate countertops of the lowest possible grade would be expected to last a year in C class.

You mention it’s pooling elsewhere… where exactly did he fix the grade?

There plenty of other opportunities elsewhere, my clients are involved in institutional grade properties across the country.

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

I am hearing you when you say you had the builder fix the grading issue, but grading is in my experience the #1 cause of repeated water in the basement.