Your plans for a dual-function property and long-term goals sound fantastic!

A compelling enough piece of land has not arisen yet to start this journey in earnest yet.The analysis is effectively the same as buying: what are all your costs, what are your stabilized cashflows, and what is your terminal value, take your overall timeline and determine your return.In Cincinnati, OH, during the run up (in particular, but also pre and post peak) the major owners in the market that have historically acquired existing, started building.  

Therefore you are left with the effects of passive market changes leading to appreciation.

It sounds like you’ve done this already but when I remove the emotion from my real estate decisions the decisions I make start benefitting me more.  

This sounds like an awesome investment. 

@Scott Vaeth you can work with whomever you want to work with of course but it sounds like your lender doesn't have the right products available for you on this property. 

Sounds like you've already done really well.

Typical investor presentations typically start with the projected overall returns, which almost any model will provide (in fact that is effectively the whole reason they exist), and often a hold period summarized pro forma, to show a bit more of the details that flow into your returns.Again, I think you should hit up Adventures in CRE.  

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The effect is delayed as these cities have strictest rent controls.