Now we take the 33,600 and take away 50% costs ( generally 10 vacancy, 30 operating and expenses, 10 property management for that size of 4 units)33,600/2 = 16,800 a year expected NOI (net operating income if paying all cash).

Too many small and medium sized local investors and too many large institutional investors in the market -- so competition is fierce, and there is always someone willing to pay too much.If you want to invest in ATL, I highly recommend marketing for off-market properties...

Flooring over 5 years. etc.Here is a chart of such items.Type of PropertyGeneral Depreciation SystemComputers and their peripheral equipment5 yearsOffice machinery, such as: Typewriters Calculators Copiers5 yearsAutomobiles5 yearsLight trucks5 yearsAppliances, such as: Stoves Refrigerators5 yearsCarpets5 yearsFurniture used in rental property5 yearsOffice furniture and equipment, such as: Desks Files7 yearsAny property that does not have a class life and that has not been designated by law as being in any other class7 yearsRoads15 yearsShrubbery15 yearsFences15 yearsResidential rental property (buildings or structures) and structural components such as furnaces, waterpipes, venting, etc.27.5 yearsAdditions and improvements, such as a new roofThe same recovery period as that of the property to which the addition or improvement is made, determined as if the property were placed in service at the same time as the addition or improvement.Property taxes go on Schedule A.

Owner says overweight people to that size never lived there.

for building codes I believe minimum room size is 70 square feet with no horizontal dimension less than 7 ft so these rooms should be fine

That's one of the big risks in commercial buildings is time to market and the size of the project requires building in phases.

It's a good size job.

We really like farming the work out to independent contractors (architects, engineers, builders, etc.) that can scale up when things get busy instead of having full-time folks.If we end up getting about twice the size we are now we'll likely need some employees to help out.

Housing Authority only due diligence is to ensure the applicant is qualified for the Section 8 program based on income and family size.

This method is available in many sizes and types of pipes. http://www.youtube.com/watch?