Not to be left behind, institutional and public REIT investors persist in their pace of acquisitions, homing in on first-class developments and prime locations.Yields on stabilized industrial investments continue to price in a tight range over treasuries, which began falling in the fourth quarter due to slowing economic growth and the market's expectations of rate cuts beginning in the first half of 2024.Properties offering in-place rents substantially below market can still see cap rates in the upper 4% range, but a growing portion now trades in the low 5% spectrum.

In normal circumstances, your suggestion about avoiding a MTM lease makes perfect sense, and it's a strategy we plan to adopt in the future.

Grocery-anchored neighborhood centers, on the other hand, are highly sought after and often command cap rates in the 6% to 7% range, with better quality assets pushing well into the 5% region.For example, institutional investment manager Nuveen acquired Peachtree Crossing in Atlanta for $21.8 million, or $270/SF, in January 2024.

We'll institute rent control.

I could go into it in detail but essentially it would be too easy to launder money if they came from lending institutions that were not regulated by that nation's government.

I know several people here adopt the negative cash flow mentality but Iḿ not one.

There is institution fund outthere that can give minimal-risk 10% cashflow by buying corporate bonds and hedge it by shorting the underlying.

Overall, a nice place to live, unless you're in one of the bad areas, but rents seem outrageously high and city council adopted the state's rent control law - limits rent increases to 5% per annum. 

For other folks, here are some other entities that would, if you sold the property to, have negative tax consequences: YouYour spouseAny of your lineal ascendants or descendants (parents, children, grandchildren, and the spouses of children, grandchildren, — including legally adopted children)Any investment providers or fiduciaries of the IRAAny entity (like a corporation, LLC, or trust) where a disqualified person owns more than 50%Any entity (like previously listed) where the IRA account-holder is an officer, director, a 10% or more shareholder, or a highly compensated employee

Failing that the property can be deeded back to the original party, and the lending institution may be satisfied with that.