I don't have a list of cash sellers yet, so thanks for the tip about needing 150+ in the queue. 

the market is unforgiving right now with rates high, prices high, limited inventory, and tremendous demand for both retail and distressed properties.

The average price per land for urban infill going 6-12 stories high on a higher density product is about 5 million an acre up to about 25 million an acre. downtown market premiums I've seen at the highest are 1200 a sq ft. in columbus you can get land about 1.5 million per acre downtown at best price, sells for about 600 a sq ft max, very little competition compared to miami. tampa I didn't really look at too much because miami has 22 zip codes that you can build at least 6 or 8 stories on and just a much better landscape than other markets. tampa is a little bit bigger than columbus but in my opinion more of a suburban market. miami is landlocked and very limited so everything is in redevelopment. both are amazing opportunities but the barrier to entry is much higher in Miami with the smallest plots of land infill going for at least 1.5 million I would say in areas like Wynwood Norte, Wynwood, etc. we looked all over but prefer east of 95 due to the condominium opportunities. multifamily is very strong in both markets but the condo premiums make it almost silly not to do one from the start and the use of deposits versus a single asset lease up and disposition is a longer sales cycle than the condo buildings being sold out prior to completion.

We made a bet: be okay with no (or negative) margins on cleaning and let high quality reviews pay dividends years later.It’s paying off. 

Also real estate prices have gone up and looks like slight correction in this market but prices are still high. 

Some are recommending a 2.5-ton system, while others suggest a 3-ton unit.

I can recommend some good cost seg guys to help you maximize those deductions.Be sure to communicate this information to your accountant as well, so they can help you plan and be aware of the situation.

- check their online reviews if any 12.

I took the loan out about a year ago when rates were high.

Without tipping your hand, ask them how much of an allowance they'd need to make this a viable deal.Maybe it's $50K, but perhaps it's far less!