Make sure it's finances are rock solid and that it has some sort of unique program will draw students in no matter what.

Is there any reason for me to do the rock + turf combo?

Unless that tenant/company is rock solid that you will actually see the $$ if the tenant breaks the lease, they are an illusion that in the majority of the cases protects the TENANT WAY more that the landlord.

The loud parties and police presence is something that could be looked at as a value add unless the 7 unit is firing on all cylinders as we speak.

Hey BP Community,You all rock! 

Yes, we sold with our rock star agent Chuck Grover.

I think when I was looking at listings in that area most were in the $850-$900k range (but down below in Brightwood a lot cheaper).I'd actually love to be close to rock creek park and Takoma there for a play like that.

The lease/option is up soon and we are going to try to get the seller to seller finance, but have not started the conversations yet.My idea was to build 2 lofts on top of the retail space to make into short term rentals because our city is getting a Hard Rock Casino and her shop is on the main drag between the historic downtown and where the casino is being built.  

some cash, and of course a rock star tenant.

You need to subtract whatever percent of those people who should have been foreclosed in 2020 or 2021, or at least average them out over 3 years. ps. 3 year black rock stock return is 40% gain, 5 year is 60% gain.