It's a very large project over a 1 million square ft. that is located here in Atlanta and is currently in the due diligence phase.

And even if I were to also calculate a rough estimate of maintenance and repairs for this property using the averages of the 1% Rule and the Square Foot Rule [(3000+2100)/2 = $2550], I'd still be in the positive with a 9% (2,910/30,000) return of $2,910 (considered if held long term).So yup, if I did purchase subject-to on this, I think I might've been able to pull it off.

here is part of the proposal:STORE SIZE & LOCATION:The demised premises will consist of approximately 2,000 square feet.Said premises to be located in the Shopping Center as shown on the attached site plan.LEASE COMMENCEMENT:Upon mutual lease execution and Landlord’s delivery of the demised premises.TERM:The Term of the lease shall consist of a period of ten (10) years commencing one hundred twenty (120) days from the date Landlord notifies Tenant that the premises are ready for possession or upon opening for business, whichever date shall first occur.RENTAL: Tenant shall pay Rental during the first year of the primary lease term an amount equal to $31.00 per square foot on a triple net basis.Tenant’s annual rent shall escalate at the rate of three percent (3%) per year.Said Rental will be payable in equal monthly installments.OPTION TO RENEW:Tenant shall have one (1) five (5) year option to renew this lease.The Rental in the first year of the option period will be three percent (3%) greater than the rent in year ten (10) of the primary lease term.Annual Rental shall escalate at the rate of three percent (3%) per year.PROPOSED USE:A first-class frozen soft-serve yogurt operation similar to other Frozen Yogurt locations and for no other purpose (to be further defined in lease).ADDITIONAL CHARGES:REAL ESTATE TAXES:Tenant shall be required to pay its pro rata share of real estate taxes and assessments on the land and improvements on the shopping center site, estimated to be $1.25 psf.INSURANCE:Tenant shall be required to pay for its pro rata share of fire and extended coverage insurance on the building, estimated to be $0.29psf.COMMON AREA MAINTENANCE:Tenant shall be required to pay for it’s pro rata share of Common Area Maintenance costs, estimated to be $2.44 psf.LIABILITY INSURANCE: Tenant shall provide liability insurance in keeping with the requirements of the Landlord and/or Landlord's mortgagee.STORE FINISHES:Landlord will deliver the demised premises to the Tenant with RTU’s in good and working order but otherwise in “As-Is” condition.All improvements will be at Tenant’s sole cost and expense.SIGNAGE:Tenant may use its logo and colors for said Signage on the fascia of the said premises as long as it is subject to the Landlord’s sign criteria and governmental agencies governing the project.SECURITY DEPOSIT:A Security Deposit equal to $2,500 is due upon execution of this Letter of Intent.

Go to Zillow and look at recent sales of similar sq feet I think that's good advice, but I'm always skeptical of the actual Square footages provided in the MLS.

The yard was huge, it had a large very damaged big house, and junky tiny house, maybe 400 square feet, and a decent 2 car garage.

Here are the following areas we are looking to invest:*Point Breeze*Passyunk Square*Pennsport*Queen Village*Francisville*Old Kesington*Northern Liberties*FishtownLet me know if you come across any deal on those areas.Best,Andresa

Such signs shall not exceed nine (9) square feet in sign face area on any individual lot of record located in any residential district and shall not exceed thirty-two (32) square feet in any non-residential district.

@Christopher Reynolds I believe you can check the Massachusetts Sanitary Code and find a Square Footage requirement for occupants.

Sean - When you say the homes selling for $65k are within a couple miles, that's a red flag.

Our contractor then started hitting the other owners asking if they wanted their properties improved the same way, some did, some just decided to sell to us and about 10% of the owners just kept things the same for years and then would contact us when they wanted to move one and found they couldn't sell even close to what the others were selling for after listing it and adjusting the price for the square foot difference.