Therefore, the vacant 3,250 SF corner commercial space will also provide for a place making opportunity that will benefit future projects.How did you find this deal and how did you negotiate it?

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

I can't swing a dead cat without hitting someone looking for the lazy way to make a fast buck in RE.

Just go to the local FB forums there are deals everywhere, but you better cash, and you better know all your numbers, RE is nothing but mathGood luck 

Since this would only ever be from the 'Employer' side for foreseeable future, would the contribution to the employee be limited to 25% (5k - expenses -50% self employment tax,) or ok to use net?

This is a great place to meet active RE investors and other industry professionals. 

I have just finished re-piping 19 unit in Berwyn, and am running into similar pricing.

Our goal is to have financial freedom, at least $10k a month from RE investments in the next 10 years.

Welcome to the RE game and BiggerPockets! 

I've lost interest in Hawaii long ago,  but thought others may want to read this.https://apnews.com/article/hawaii-maui-wildfires-vacation-re...