I would definitely consult an attorney just so you make sure you cover everything that could possibly affect your property, bottom-line, and liability.

I was a ready and solid buyer at the bottom of the housing crash.

Retail in the bottom, apts or suites on the top along with air rights (very important). 

Bottom line is that they are afraid of leaving the “safety” of their corporate jobs.

We make huge gaps between the bottom of the door and the floor and we install vent in both the door and in the wall above the door.

And there shouldn't an appraisal difference between a 4" granite backsplash vs a tile backsplash covering from the bottom of the cabinets to the countertop, since both are upgrades so go with the most economical choice. 

(those prices are high as well, and cash flow would be a challenge)Bottom line, what would you do to grow now and not wait for prices to drop, if/when they do? 

Just noticed that they list a Richmond address on the bottom of your letterhead.  

(I own a good sice portfolio and we are leveraged with a very healthy equity share.)A stress test for your portfolio is basically a set of distressing circumstances, like a worst case scenario and then you look at your bottom line.What happens if:- you loose 30% of your tenants- rental rates soften- your competition starts giving out free rent- your adjustable rate financing kicks in- your annual capex spikes (well, this should not come as a surprise)- etcNow you don't look at this statically and say okay now I cam cash flow negative.

If it makes much more fiscal sense to know what your bottom line offer is BEFORE you engage the realtor/wholesaler/contractor.STEP 3 – Incorporate in that State either as an independent LLC/Corp OR as a Subsidiary with local address and phone number.