The 9th and CO development is a little generic and franchise heavy but is a nice injection of retail into the neighborhood. 

On the expense side, we forecast property management, property taxes, state entity franchise taxes, insurance, repairs & maintenance, general/admin, marketing, contract services, payroll, and utilities (which we further break down into common electric, vacant electric, gas, vacant gas, water/sewer, meter reading/submetering, and other utilities).Next, I break down the forecasts quarterly for the ten year projection, then as each quarter passes I track the actual expense for every one of the categories and have a comparison/variance for each one. 

I own a franchise and per the franchise laws, I can't buy the building.

KW and Remax appear to be larger than they because they have tons of franchises.

hire a professional pest control company (local is better than big franchise companies as a general rule). 

expect a full reno, easier that way, remove until sub floor, unlikely but maybe even floor joist. don't go in blind, grab the first best quote from these franchise commercial mold remediation companies.

Any current thoughts on the pros/cons of franchising, ie homevestors?

Honestly, like a seller choosing an agent, it comes down to specific offices and people, not the franchise. 

The franchise cleaning co's are closer to $50/hr.  

As far as Franchises for Brokers, I've always been impressed with KW, you may want to visit them, then get the red book and blue book.Meeting on basic values and Abatements this month, 1/26, site should be in my signature.