You're also supplying all utilities including internet. 

(This doesn’t include furniture or business supplies of course)It’s great to hear some banks will consider future income potential - I will definitely be looking into smaller banks.

Instead enlist (the Best and the Brightest--you can find that will work with you) to handle the details, while you oversee the big picture.For instance, lets say you wanted to have an annual harvest day parade through the down town with licenced (paid to the city) vendor booths for food and crafts and etc...That's a lot of loose ends that need to be tied up and overseen, year after year.Instead of doing that yourself, you work at finding enough volunteers where you can pick the best and the brightest to set it up and oversee it--a committee of volunteers.

Of course, this punished the good operators that stay at the market.3) Suburbs with large employers or further out suburbs that are growing with little new construction4) Utility billing potential since water is the fastest growing expense here5) No major rehab projects, the rent growth market looking a little gloomy for the next few years to amortize the cost.6) 3 bed and 2 bed/2bth are appealing due to lower turns and relatively lack of supply.  

We're running out of places to build that's anywhere significant geographically in the metropolitan areas and we have an extremely low supply of inventory and high high demand. 

Sometimes you can appeal an appraisal or help influence an appraisal in a positive way by supplying your own comps.

Demand is high relative to supply in the Tampa area.

real estate coops properly crafted (as long as they are used for investment) can be used in a 1031 exchange for the purchase of any other type of investment real estate.

Not all the time especially in this market, it's low supply and high demand.

Past performance is no indicator of future results, but it is the best resource that we have available to us (unless somebody has a crystal ball).Lastly, the other reason that cap rates will likely stay compressed, even in a down market, is due to the increase of dollars in the money supply.