Thanks ever so much Weather Channel. 

They can't resist the temptation of the golden time lure.

You can also use PEX pipe which has excellent resistance to freeze damage, and you add a 1/2" think layer reflectix foil insulation along the outside wall (which reflects 90% of radiant building heat back toward the house (but no good for reducing conductive heat loss -that is handled by insulation).  

I am researching several markets for med to large mf acquisitions.  Jacksonville keeps emerging.  What do you think ?  why ?  do you know lenders and pm's there ?  Thanks for your input BP !

It's important to resist the temptation to do a bad deal just to do a deal! 

Congrats @Tab Teehee for weathering the storm.

Weather, other risks.* Sponsor's prior experience, results.* Forecasted cash flow.

Growing up in poor immigrant family, my mom always wanted to give me money for school but I’ve always resisted using any of my parents money because I know they’ve worked literally sweat labor for these.

*Maybe it's a warmer weather area and this doesn't apply, but if you plan on having a vacant property where it gets cold, prepare for your pipes to burst.The fact that your neighbor is willing to hook up a hose to your property speaks volumes - it's not a secret that the property is vacant and that the people in that neighborhood are willing to take advantage of you.Because your property is vacant, motion sensor lights aren't going to save the day.

Or expect to be the one that gets screwed due to the weather?