It takes a certain level of QB knowledge to set it up correctly.My General Recommendation: Spreadsheets are usually fine for your first 1-3 properties. 3+ properties, you should use a software.

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Even including modest appreciation and equity pay down, the ROI is between 7% and 12% for a non passive holding (not good for an active holding)I can easily afford this level of negative, but do I want to?

This level of service is NOT typical for the Lehigh Valley, and it’s certainly not what we’ve experienced with our PM or others we know in the area.A property manager should be proactive in tenant placement, responsive to inquiries, and transparent about efforts to fill vacancies.

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I hate to be the bearer of bad news, but such P/E levels are not sustainable and be considered an expansionary or growth cycle.This does not mean a hard crash is imminent, but it does mean the dollar will be significantly weaker for certain just how it gets there is anyone's guess. 

I have worked in real estate debt since graduating in 2021, so I have solid (but not expert level by any means) experience with underwriting multifamily properties. 

The best market for YOU, is the market that fit's YOU; you're situation, your preferences, you're resources, your knowledge level, you're risk aversion and about 40 other personalized factors to you. 

If you are able to do this at the municipal level and your numbers are correct, this would be a good investment, but there are a bunch of assumptions here.

My objective is to buy about an acre of land, that is already leveled, access is being done, and utilities are going to be 5 feet from the property; and then build 3-4 shell retail spots on my plot, owner occupy one of them with a business and lease out the others.I am meeting with a developer this weekend, but have some wrong numbers regarding the average cost of building a shell space.