It is much harder to push tax increases when we are in a stagnant or even deflationary environment.  

@Jerry TilleyAsset based is going to be a different Non-QM program than a DSCR and typically higher rates than a DSCR.However, mid-7s on DSCR is high in the current environment and given the info you've provided. 

If you are direct mail marketing in today's environment how's it going for you?

If Planning does determine the existence of your ground floor unit, it will require you to legalize the unit through the existing Planning code process assuming zoning supports the third unit OR using the new ADU program making your fast track condo conversion a passing dream.With regards, to some of your latter comments and questions:1) Any un-permitted work (including corrections) is not a good idea as a quick compliant from a neighbor can bring an inspector knocking on your door with a NOV especially in the current environment where everyone is SIP.2) Legalizing existing constructed spaces can be hit and miss based on the inspector you get.

As your new Landlord, it is my high honor and distinct privilege to provide you exceptional management, prompt maintenance, sound hospitality, and a quality environment to call home!

Every market segment will have its own experience as it reacts to the new rate environments IMO

Google "Pace Morby creative finance", he's got so much info on this and how it can benefit sellers.RE: Seller Finance, A lot of buyers are holding off on buying due to the interest rate environment, dealing with banks, getting qualified, etc. but if you could offer an option to someone to buy your property and YOU become the bank and get paid every month with interest, this could be another option for you.A good real estate attorney can make these kind of deals air tight for you to limit your risk.

Also, in todays landing environment you can't buy a 3.5% interest with only 14 k paid in points, so again, since you have that option with the sub to I will take that all day. 

NIMBY, public hearing, environment study is going to be an issue absolutely.

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