They usually make sens for VERY large developments (100+ units) because of all the CPAs and Lawyers you have to hire.This is just the case in my experience.

(I'm in NYC, so the market can be totally different 1 block away)Case in point, we got a property under contract in Brooklyn, NY for $550,000 putting $25,000 as our earnest money.

Is there a bull case in midterm future for a downtown real estate or should I focus on other areas closer to me like Schaumburg, Palatine or Mt.

What looks good on paper is not always the case in the real world.

Case in point why local elections are extremely important. 

And a property that is in a Flood Zone that requires flood insurance does keep some buyers away some people assume that because the flood insurance is required that the property must have flooded before that is not the case in most homes it just means that the core of engineers (that create the maps) think that the potential is there for flooding.

I cant speak to Miami.....but the condo market in DC is absolute crap, and I assume it is that case in many other locations.

Ontario poses a challenge as rents can't be increased to market... case in point, the ON gov just announced a 1.2% permitted increase on rents next year... not even keeping pace with inflation.  

Case in point the area where I live has many houses downtown built on cedar post foundations, which are at end of life, and its a hot market, so what it appears is many investors just do nothing with the foundation if the house is within a couple inches of level even though the posts are rotten and will cause structural issues a few years down the road. 

With that case in mind, aside from formulating a strong buyer's list and bandit signs, what are other ways to share the property?