I built high-end custom modular (e.g. stick built in a factory and shipped) for a significantly cheaper cost per sq foot than it would have cost to build with a local builder.

The cost saving factor is important, and it is the primary reason I support them.

New cars (from the factory) are clean enough that old rule seems rather obsolete.

However ... the biggest factor is you are in a fire area.

Is this all this price hike because it's less than 20 miles from the proposed Tesla factory?

You can have success in any market, but you need to know what you're getting into with lower end markets/properties before you do it, and choosing a market just because of the price/value factor is not where you want to start.The FIRST question you should be asking is "what do I want my investments to do for me?".

Over the past couple years I became attracted to big, complex, and challenging projects (see: Buffalo Central Terminal, Pontiac Phoenix Center (my Architecture thesis), the Buffalo Wonder Bread Factory (possibly my next thesis), and more) - what most people would refer to as “opportunistic investments”.

I agree 100% that the trust factor is the biggest hurdle to overcome and having family is a huge benefit.

Their restaurants average about 5 million minimum in sales and some do 10 million annually which is staggering as it compares to a dine in Cheesecake factory with much larger tickets per person.They give employee chance from within to partially own and operate ONE store.

Imagine a 6200 seat amphitheater surrounded by Yamashiro's only location outside of Hollywood, Sugar Factory, Poppy Rose and host of other restaurant's.