You can lead a horse to water but you can't make the horse learn math.

Who knows, maybe you use that money and invest into a new type of toothpaste that blows any RE investment out of the water.

This helps keep me out of hot water with fairhousing. 

The city required the road to be extended a few feet, along with water and sewer.

You also mentioned an unpaid water bill, so be sure to deduct any outstanding balance from that bill as well. 

The problem is the waters are muddied when a negative occurs with the investment that is in no way the result of dishonesty or incompetence; it’s merely the revealing of the probability of an outcome that has been properly disclosed as a possibility - yet the unsophisticated investor begins crying Ponzi scheme, theft, incompetence and every other accusation they can think of rather than considering the possibility that they made an investor with higher risk than a money market fund. 

Upgrades include a fully remodeled kitchen, renovated bathrooms, new durable flooring, contemporary fixtures, and efficient heating and cooling systems.

Just starting out and testing waters for BRRR in Chicagoland area.Any advice or suggestions regarding this?

If they suspend/lose their license, they're dead in the water.

Each of the 5 warehouses on this campus will require updates (construction of offices/bathrooms, roof repairs, paint, siding repairs, new penetrations for doors, updates to electrical, insulation, and extension of water and sewer).