Former planners are the way to go, but I doubt they are expeditors, they are simply permit processors that know the "what next", best way is to get someone who worked at THAT particular city, else it will simply not work, you are paying your architect and engineer a bunch of money, you don't need to hire a 3rd party to do what you paid them to do.

Being more conservative I expect the property to provide $108k revenue and an NOI of $65k to $70k.

Until both parties sign, the deal is not consummated, so there is no deal.

It is obvious to me that most of the posts on this thread have come from third party conversations or poor websites. 

The hardest part is that people tie real estate to emotion.

That is the hardest part!  I

I am pretty conservative and more interested in protecting the progress I've made vs maximizing my growth. 

I am just a little confused on that part. I

Boy friend isn't on lease, so he brings friends over for a keg party.  

I always say locate the absolute best company first, then deal with the pricing and see if you can come to a fair price for both parties.