However, if you're looking for some steady cash flow in our market here in Memphis, single family is going to present you with a ton of opportunities that the multifamily market may not.

Yeah that all makes sense, and I'm sure there was a ton that happened in the background here for the last 2 years since the vote to re-zone failed a second time. 

Some expenses, such as utilities, property taxes, and interest, incurred during this period may also be capitalized.

I underestimated utilities in my early years, so I ensure those are properly captured (electricity, gas, water and trash).

(Assuming quality of service doesn’t decrease.)No matter how you look at it, that is a ton of money.

Rates are still super high and we've seen a ton of appreciation over the past 5 years.

There are a ton of tools and resources that not a lot of people know so doing some YT watching and their training helps immensely. also, happy to answer any questions you might have on set up / operations.

S8 standard voucher amounts INCLUDE all utilities.

Gave him 10 months free space rent and paid for all his utility hookups. 

The current real estate environment that we've been in for the past several years hasn't presented any opportunities for deals like this.Because of the above bullet point, my real estate folio is kicking off a ton of profit each year which is fully taxable at ordinary income rates for me with federal plus state that means 42%From day one we've always self-managed everything, and built a great team of sub’s and handymen in every area, so that I’ve never had to do any labor.