Design great products that people want to live in and don't screw up the values. 

On the down side, it takes apartments out of service for residents and turns them into hotel rooms, thereby screwing with supply and demand and making housing less affordable for people who live there.

Cash flow can not match that, altho cash flow is what provides that (commercial bldgs are valued based on cash flow) so if i were to give advice i would say - screw SFHs, buy the biggest asset you can (3 or 4 family) hold that for a few years save all the income then trade up to a real commercial asset - hold that for 5 ish years, then trade that up to a bigger asset etc etc. this is how wealth is created! 

You'll be 100% leveraged, meaning you have no skin in the game, and if you screw up you will lose the investment, possibly destroy grandma's safety net she worked her entire life to save up, and you can ruin the relationship.Smart investing requires financial discipline.

I work with too many people who screw up and take others down with them.PM me if you have any other questions.Rog..

@Megan RoyWhat it sounds like this was a duplex, converted to a single unit and then converted back to a duplex and the jurisdiction rejected it noting it cannot be converted back.This usually is picked up during permitting phase but ask any developer and they will tell you the jurisdiction never takes any responsibility for a screw up or missing anything and push it back on your architect.

BUT explain to them EXACTLY how the lease works , their responsibilities and what happens if they screw up and how it effects their future . 

Water, electric, sewer,    Utilities on siteStorm pondsStorm sewersFire hydrantsLand prepSoil testsflood plains, flood ways,     All of the above could cost you $100,000 if you screw up.      .       

I wish you the best of luck , however it’s very likely in a month from now you’re going to  be posting on here how you got screwed.

They didn't believe us and will get screwed.