I agree, I've been seeing the urbanization of Tampa, especially with FTH's, even though it's no where near the scale of a NYC or SF. 

i'm sure in a lot of areas it takes at least ~$20/sqft just to get the house dried in (scale for comparison).  

You can try and evict her if you like but if I were her, I'd show up at eviction court with a puppy, a bath scale, and a copy of the lease.  

A lot of the jobs will be lower on the pay scale though, so it will make for some great opportunities with smaller rentals and apartment complexes.The real question is how do you get in with the companies as a selected vendor to temporarily house executives they relocate into the area.  

If you want to do a large scale res development, it can take 3 years.  

All those fees and return is already a great ROI for finding the deal, funding the deal, managing the deal, sending checks & K1's etcBut when they take 30-50 of the large gain from increasing NOI I dont see the value there.People could just as easily call their RE friends/ investors when they see a larger value add deal in their area, pool money and form an LLC /partnership and do the same thing and split the profits equally when sold.Thats actually how i got started before i knew the ins and outs of doing it on my own.Besides syndicators offering bigger scale of investments Am I missing something? 

In that space she says ill have my 2 rental properties and she'll have the free and clear primary home she always wanted.My argument is "but what about scaling up to get more properties to offset out monthly expenses ??"

Is it a strong market for appreciation and large scale MF deals?

My second is not the ideal and best choice but doable with the type of area you work with which is self installation.New hot water tanks are about $400-$900 depending on the need for the client plus any pipe adapters for the tank if needed as well as paste or tape for sealing the utility pipes. the package include instruction about installation which was not bad out of a 5 point scale of difficulties i give it a 2.5 or 3.

You'll still have to do taxes every year, bookkeeping, an annual reevaluation of your portfolio, hire a small staff as you scale, etc.