Second, I think this will really cause the city to descend into segregated ghettos, where low income renter districts are divided from high income owner occupant areas, no mixing as no homeowner would live in an area where properties are neglected (not by choice but by necessity given lack of any means of recouping investment in improvement), and no investor would buy in a high price area where there's no chance of rent increase as gentrification occurs. 

Are you concerned about the PMC doing the rehab to improve the property?

If I am familiar with an industry of home improvement contractors for example, and speak with them, meet with them, and they like the proposition to invest some money in me purchasing a property to re-sell, that is in of itself not an issue under the regulation for non-accredited? 

My mortgage balance is about 206k and the home is now worth about 280-290k after improvements and appreciation.

Rent control for Saint Paul passed with a 3% cap on annual rent increases and no mechanism for adjustments based on improvements or resetting to market rates between tenants.

CoC returns should include Rent, minus Principal, Interest, Taxes & Insurance (PITI), minus property management, minus repairs and capital improvements, minus advertising costs and anything else you need to run the property.Most realtors are not investors. 

@Sattir BittiYou would allocate cost basis to the unit being sold.I.E. allocate purchase price, improvements, depreciation, etc to calculate your gain.

How might it work if a tenant is offering to help cover repairs/improvements?

Never took depreciation or upkeep/capital improvement expenses on schedule E but always claimed full rent income.

@Greg Todrank I'm not trying to harp on you, but I do want to stress the importance of improving your processes.