The homeless shelter was a bad environment for her kids. 

You might be better served to search for apples in a field of apple trees (look for 4-plex properties where they are much more common) or look for oranges in the field of orange trees (look for duplex or triplex in the Highlands).To add to the challenge, you're trying to buy multifamily property in a very competitive environment.  

With all due respect, I’m not looking for realtor comps. as it sometimes ignores the renovations done to the property.Thanks,

I have to respectfully disagree with Joel regarding his comment that a cellular lease is not worth very much on the open market.  

In most states it only costs a few hundred dollars a year to maintain an LLC and so long as you respect it as a being separate and apart from yourself, you should be able to shield your personal assets from any exposure and sleep better at night.

That way you'll get a feel for the builders, expected finishes, environment and neighborhoods.  

Polite, quite, respectful.

The other thing to watch out for is the legal and regulatory environment.

In almost every case you will be finishing basements (possibly digging them out), moving or removing walls, moving staircases, adding shed dormers to 1 1/2 story homes, updating mechanicals, etc.Is anyone willing to share the name of an architect or architects, who's practice is directed toward the investor rehabber with respect to the permitting process in Chicago, i.e. they can do the drawings and get the permits approved as quickly as can be expected in this town.If providing such referrals violates the forum rules, I apologize and ask that you ignore my request, but I would appreciate any other insight from experienced rehabbers

How have you all been using BP to grow your respective real estate businesses?