However, that doesn't mean there aren't good investment opportunities available.Richmond has a diverse real estate market with several neighborhoods offering potential, though it might require looking into properties with different strategies in mind.

Several groups meet in your area and you should be able to find a few that way.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:We recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Can you be a little more specific here in risks or examples of what you are considering (pierces?)

We see the party slowing down but see a lot of upside in Class B and Class C product which have not been able to make it out of underwriting for the past couple of years (and really has not been built for several decades, at this point).

Hi Robert,I've worked with several investors recently who've shifted to the Anderson market and are doing well with cash flow on their properties.

I think Installments sound strange and like a lot of problems waiting to happen, not to mention the risk of not being able to sell and then being out the carry costs, etc. 

However, you are able to depreciate the building and its’ components.The land value is utilized in a cost segregation study and it is crucial that it is accurate so that it does not result in incorrect depreciation calculations which would open you up to the risk of an audit if it was overstated or you would miss out on tax savings if it was understated.So, we now understand the importance of the land value, but how do we calculate it?

What are the risks and rewards for each? 

There is more than enough square feet, but there will need to be several cuts before installed on the rental.