There are some great multifamily plays out there. 

I held on for a cash flow loss for 18 months and sold for the equity play.

You might also consider certain areas more on the outskirts or less high-demand areas, like parts of North Tampa or Town N Country.

I would have liked to have the recent one with the pit bull try legal action as 1) they violated their lease 2) it was a pit bull 3) the other tenant has children that play daily in the common area things like soccer, kick ball etc.  4) The dog was not well behaved.   

I guess my KS mind is blown - there are very little if any appreciation plays here - much less making 6 figures.I'd have to be even more worried you're making that sort of a gain on a town home that the bottom is due to fall out of the RE market again.

They may demand more time to find suitable housing then he is maybe forced to renew?

Don't assume you can upgrade and charge for the premium if your area doesn't demand it.

Not as concerned about the facing or doors.How things are joined also comes into play; glue breaks down and water will swell particle board much more then plywood or solid wood.

If you mean playing the assignment game without being a FL licensee that is NOT legal.

For example, the profit split on a ground-up development deal would be much different than what you’d expect to see on a plain-vanilla cash flow play.