I keep thinking there has to be an easier way, and maybe I have missed a builder that knows the process better, but everything modular going up in Washington has to go through Labor & Industries (L&I) back in Olympia to my knowledge, and that has caused most of the delay. 

I target 12-30% returns personally.

You want to check the market if it is strong for that and if you will hit your targeted goal with that strategy.Cashing out is a good way to go, probably look into doing a 1031 to maximize your investment.

For one, think back to the most elementary concept in investing - return is a measure of risk.With MJ becoming legal, it would be reasonable to assume that the return investors demand will drop with the decreased level of risk associated with the business.Second, it is my understanding that it’s currently much easier to attain a license to grow/wholesale than it is to retail (especially in a brick & mortar environment).In my opinion, that is likely to cause a systemic imbalance between the supply and true long-term demand.  

Seems like an easier way to get started.

The appraiser came in well under target that time. 

The first one is the hardest but then it becomes easier.

My clients that are buying class A right now are targeting 5 plus caps with a 5 to 7 year horizon with rent growth and cost savings to blend to a 7 plus cap rate.These are 30,40,50 million dollar type properties bought by family offices.

This amount becomes your All-in Cost Target.  

To piggy back off of Joe Homs I personally like driving my target neighborhood and identifying “ugly” homes in a neighborhood.