It might take time for investors to realize the purchasing power of their savings and capital is declining more rapidly. 

This niche has evolved rapidly so whereas 2 years ago you would have seen a lot of second tier "grandma's cottage" type properties in the MTR space with few amenities, you're now seeing properties that are much more equivalent to STRS.

great opportunity for a 1031, improve cash flow, and a rapidly appreciating market How did you find this deal and how did you negotiate it?

Even value adds in East Falls can be a bit pricey due to rapid appreciation in nearby Germantown and Manayunk.

WILL with 100% certainty have load-shedding unless the gov. takes rapid action.

It was an incremental fee but felt proportional to the amount of time and input I needed.   

This would be for a load of 4 queen fitted and flat sheets and 8 pillow cases.A single king comforter is set to rapid wash which is 24 minutes.

I am orginally from Grand Rapids and began my career originating loans in the GR/Wyoming area.   

Each city MUST approve your submitted plans within 60 days or else the plans as submitted are considered passed and final.Converting existing garages into ADU units is the most cost effective means and if your play is to rent out, you can recoup your investment quite rapidly depending on your local rental rates.Costs to build these out will depend on utility connections, length of those runs, finishes, and if you are converting existing, adding on to existing, or building new.

I suspect valuations will also get more aggressive in the coming years with the extremely rapid rise in our market values combined with schools being in big trouble with the added COVID expenses.