There were comments by 2-3 of the 7 planning board folks commenting on the speed of pushing this through and not understanding the relative priority or urgency of this specific topic. 

.- Owner must sign a Hold Harmless to indemnify us against any potential tenant lawsuits relating to the work their contractor is doing.--- Another lawsuit resulted from owner's contractor taking down basement handrail to get supplies down the steps, then they didn't put it back and tenant fell down the stairs.- We also negotiate a reasonable completion date, depending on the Scope Of Work (SOW). --- Who gets all the phone calls and wastes time calming a tenant down because the owner's contractor doesn't show up as scheduled after they took time off from work or a 3 day job takes 3 weeks?

As I mentioned to Michael, I'm attempting to see if our returns and operations are relatively inline with the expectations of experienced STR operators.

Or, they flip homes, they are agents, they offer client remodel work, etc, so not specifically flippers but dabble in a lot of real estate related areas.Or, the full timers that started as flippers have since moved into new construction work more than flipping. 

If Tenants are relatively newer you really can't inconvenience them with a lot split, but an ADU build is ok. 2.

The rent-to-price ratios are strong, property values remain relatively affordable compared to many other cities, and the city has been seeing real economic and population growth.I invest in Detroit myself and have built a portfolio of 12 doors there.

@Joseph Sakic the "pain" is directly related to:1) How much your current PMC cooperates2) What paperwork you already have or can get to send to the new PMC

I would love to hear from fellow seasoned investors who can relate to my sentiments in our current economic and real estate conditions.

Quote from @Richard Bautista: Good evening,Just saw Cleveland, Ohio has relatively inexpensive houses which has the potential to cashflow.

I was pecking away on the iPhone but using the web browser so I could post photos.