If you can maximize all 3, then you've also created a very wide lead funnel, which is less common in multifamily properties.Maximizing "pets" means you're removing carpet, allowing at least 2 pets including cats and larger dogs > 50 lbs, access to a fully fenced-in yard or walking distance to a dog park, leniency on breed restrictions (depends on insurance, your risk tolerance, due diligence with pets during inquiry phase), pet friendly furniture (e.g. faux leather couch, low pile rugs if at all), etc.

The cost of a cost segregation study varies but typically ranges between $1,000-$15,000.

Really your reply is the kind of thing that has made Bigger Pockets so valuable for people like me with more limited access to a broad range of more experienced professionals.

Most are single families in the $1.5-$2M range, so we new that a duplex would be would have a much higher ARV than other duplexes in the area.

We know this because starts are in the 240,000 unit range, and construction is a pipeline that takes time.

somewhere in the price range of 50k-100k, because thats  what I can put a 25% down payment on.It sucks not being able to take advantage of an FHA loan for my first home purchase, but I don’t see myself moving soon because my entire family lives in LA. 

Rows are 10 foot wide, and the trees are spaced 10 foot in the rows. 

When analyzing a market and breaking it down into property Class submarkets, do you find it helpful to complete this division at the city-wide market level, or do you find it also beneficial to additionally break it down by suburb, and even neighborhood?

I have a 2BR on the front range in CO and half of the time it is just parents and few kids. 

Is there other market wide metrics that apply here?