Purchase price: $7,800,000 124 unit Garden Style apartment community located near Oklahoma State University in Stillwater, OK.

I'd be looking at multiple structures. we try to build below the average new build cost in our market in Columbus Ohio which is 515,000 last year and we target land 40-50k and urban core adjacent where we get higher price per square foot. we build for clients with margin around $190 a sq ft depending on multi or single. we can get that down in our triplex it's a little higher on our single family homes because of garages and limited economies of scale. hope that helps. idk Philly but if you show me the area and styles of homes I can give you some more insights. 

Even with the discount, the investor will be a life style investor who wants to own in PR more than optimize return.  

Cowboy style.

Use of Euro-style wall units for air-con.. 

Using a HELOC for the down payment on the second home might be an option, but lenders may require you to wait a few months post-closing on the multi-family before approving new loans.The BRRRR-style approach could work if you can renovate and refinance quickly, but make sure the timeline aligns with your lender’s requirements.

My dad and I (both with access to VA loans) are about to get into the multifam game and how we proceed is really going to depend on the true occupancy rules for the VA and our lender.

Instead, investing should be a means to taking care of our needs and improving our life style.

Design happens to be one of my passions, and I’d love to help you brainstorm ideas or suggest some cost-effective design solutions that could work for your project.If you’d like, feel free to share some details about the style you’re aiming for or any preferences you have.

Maybe his investing style is just way more passive?