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.

But on a conceptual level, real estate has always been better for equity than cash flow. 10 years ago it was possible to optimize for cash flow, today that is tough.

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 individuals I've met along the way that are really good at real estate are analytical, level headed, and disciplined.

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.

If they improve to the level of the others, I may try them.

Personally looking back at it switching into LLC was a more of a headache for me and did not do much for adding a level of protection that insurance did already handle.  

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. 

I'd ask around some GC's that are higher level they may have some decent project management/financial tools if they're at scale.

But that depends on the level of rehab, price point and so on.