Unless you can get them on board with REAL fairness (in writing), it doesn't look promising to me.Sometimes, caring will NOT get you a good dollar return.

I actually designed it for entertaining with a double-height great room and mezzanine that looks over into the main space; there is also an art studio with separate entrance that could easily be a 1-bd.

I'm looking to learn and develops relationships and potentially seek some investors in my projects for some good returns.

I was wondering if there were any long term investors of memphisinvest here (3-5+ years).What have your long term returns been like? 

Actual numbers from this year, tax returns from prior years, strategies you're currently employing, etc.  

Is that an easily rentable location?

Don't give yourself false hope with expectations of high returns without doing all your homework.  

I always encourage CA investors to look out of state for better returns.

For experienced investors out there, can you share how much of your returns is attributed to cashflow and how much due to appreciation?

Have you asked for income tax returns on business?