Hi Ben,A brewery huh...You probably have something else in mind. but when you say Fort Collins BreweryI envision a Brewery/public bar with the bar having 12 foot high ceiling to floor windows on one side (on the side of a mountain) with a long expansive unobstructed view of the lower lands below.With a 40 foot deep deck on piles with chairs and tables outside in front of the large windows.And inside chairs and tables plus 6 premium raised up horseshoe booths that go for $20 extra just to sit there and enjoy the view--and buy alcohol and food.The bar serves high quality skin on hot dogs, fries cooked in beef tallow, pizza with  ton of cheese on it, high quality fried cheese sticks, and hot wings.The interior color scheme is dark brown wood and burgundy Naugahyde with nail trim.With some salt blocks put out to attract Elk to the area.There is a large steel building on the property with it's own parking lot for rental for wedding receptions, which includes a bar (due to the liquor licence)It also has a nice view and flowery repose area for wedding pics with the beautiful view as a background.Customer base not aimed at the College level (animal House crowd), but a nice place, a destination, that if someone is going to visit Ft.Collins--this is "THE" place to visit (and spend money at).But with Covid...public gathering places...hmmmm .... hmmmmm(???)

For years I've felt I have been wasting far too much on premiums. 

Nearly all of our investment purchase products are shifting over to the Non QM space where we can do no income/tax return programs on investment properties however you will be paying a premium. 

An additional benefit of a detailed engineering-based Cost Segregation Study is that it can increase potential insurance premium savings as well as provides support for the property tax appeals process.

When you leave everyone else goes before hand, and all issues, damage etc are on you alone (you can pursue the RM for what they should cover)Depending on the interest I already have in the property I may be looking for a bit of a rent premium.

You will also need to pay a premium price.House hack will get you similar cash flow while buying something that has way more inventory than a duplex/Triplex

You may save the COVID premium by doing the reno later, but you lost out on lots of extra market rent while waiting.

There are sit down restaurants with drive thru and without.Lenders because of Covid like QSR right now but I feel lot's of them are highly overvalued and people paying a premium for them with something that will normalize in a few years.Sit down restaurants in warm belt states most are already at pre-covid eat in levels or greater.

Because pet-friendly properties are harder to find, you can charge a premium.

You would pay a premium for a good student rental property but it may still be the best deal inside the city borders.