Our house is in the R2 zone (4 blocks off main) and the process to transfer the permit back in March was a breeze.

People seem to buy mainly for appreciation, but I'm not sold appreciation will continue to rise the way it has the past 5 - 6 years, so feel like CF is the safer investing avenue for me. 

I'm looking at it on my rental software and there is also a fee for it which is the main deterrent for me currently.

it will be used mainly for MTR. 

I assume that the main advantage is being able to buy the property without the 180 day time constraint? 

One of our Main principles is that we do not take any upfront fees ever !

Of course, IRR matters too, but you get a better IRR when you leverage as well, so that doesn't strengthen the all cash argument.My main point, if one is to be taken, is that an all cash investor should really look at their expected ROI.

Quote from @Caleb Brown: I always wondered if someone creates 2nd accounts just so they can comment with their main to drive business. 

Your deals will always have both Cash Flow and Equity components.3. 

Gutted main floor and new construction second floor for added sqft.