Plus, its worth noting that no Retail Priced property will be at a number where you're going to get the benefits of investing (cash flow and equity)What is working now is looking for single family with accessory units or mother-in-law suites, or duplexes.

https://www.har.com/content/department/mlsHouston Real Estate Highlights in September, 2024:-Single-family home sales increased 1.7 percent year-over-year;-Days on Market (DOM) for single-family homes went from 45 to 51 days;-Total property sales were down 3.3 percent with 8,228 units sold;-Total dollar volume was statistically flat at $3.3 billion;-The single-family median price was up 1.1 percent to $335,000;-The single-family average price edged up by 0.3 percent to $415,435; -Single-family home months of inventory registered a 4.4-months supply, up from 3.4 months last September.

From what gathered when I spoke to the investor agent I have there, most STR candidates on the retail market were only breaking even.

Slowly, over the years, Abu bought small multi-story retail and office properties, called shoplots.

Retail price $20 thru outlets.  

Sometimes approval or confirmation from the LAHD (Los Angeles Housing Department) which would be a document you submit confirming the exemption status of the new units.

maybe the owner wants full retail price even though it needs all these repairs... and thus isn't a deal. 

Everything you do has to be sent to a "special" All in One Department that your not allowed to talk to at the bank. 

U know like banks that have long lost accounts.. escrow money that is refunded and cant find the borrower ( this happened to me personally LOL)  those funds go to the transportation department at the state.. so who could figure that out with out a little digging. 

I would like to know more about the role of zoning attorneys and the potential costs of involving them in organizing and submitting the proposal to the appropriate departments.