https://www.phila.gov/CityPlanning/resources/Publi...pg 40/41"[1] When the proposed use is in an attached or semi-detached building, the household living use regulations of the residential district to which it is attached apply.

You can get the zoning online, waste of time to talk to them until you have a proposed use.

You know the rumor that turnkey companies exaggerate numbers and you never get what was written on initial proposal, this is not the case for me.

Im working with the agent on this and I gave two options to propose and she came back with the option where there is no free build out phase. 

I'd focus on 150,000 sq ft and up deals so you get the densities you need. we just proposed 84 units on a lot that is 4500 square feet in Columbus Ohio with reduction in parking from 111 cars to 0 and we will lease off site parking. shift parking off site to save money on garages or push it into public garages. if the numbers work build structured parking which most the time they do it just depends on the deal size. if you want to sell to institutional investors you need at least 100 units in my opinion but the sweet spot is like 150+. in downtown columbus our market you can get about downtown unlimited height land for 1.5 million an acre.

Since your parents benefited from the sale, a possible solution is to split the capital gains tax burden proportionally.You could propose a split based on the percentage of down payment vs remaining mortgage paid down over the years.

Hello @Forrest Brown,I propose a simple process for deciding whether to sell or hold based on the goal of financial freedom.Financial FreedomFinancial freedom requires more than replacing your current income.

You could propose to him something like, "You put up the money and I'll do most of the work and we'll split the profits."

Interview a few professionals and get proposals to compare.   

The 401k can accept rollovers from any other qualified retirement plan except the Roth IRA (for now, there is proposed legislation so that this restriction may be removed in the future).