Shame on you.To the OP- I may be a little late in response... but your idea to bring an oxford house to the community is wonderful.

we don't close on land till permits are approved it's how we write our contracts. no it was 700 sq ft. who the hell builds 4500 sq ft as an investment The op asked about a 4500 sq ft specifically. 

I have an attorney for the OP if he want's to give it a shot. $1800.00 plus court fees. 

It's not a good look for the property.It appears you missed that the OP’s offer contained an appraisal gap.  

Join the beta here:PassivePockets.comWe plan to teach LPs how to do artful due diligence, and shine a light on the good, bad, and ugly in this space.If OP won’t call out who’s performing and who isn’t, we will create a platform that will.  

I have to think the OP is talking about different asset class's than that.

But it's way easier for different asset class like industrial or warehouse, maybe because it's a niche sector.ok I would answer OP question: CAZ is also good one.Sometimes the best way to find best investment is to just follow the best 4 investors that you follow, let them do the DD for you LOL.

The example in my OP actually gives me slightly better cash flow than the house in the good area. 

OP thanks for the post.  

I know the OP included a map, but I still don't want to assume.That said, just about all of the City of Dayton can be evaluated on street-by-street, block-by-block basis.