Focus on the entire tenant mix since you can build from scratch, thats how the most successful redevelopment plans work!

When your tenant gets drunk on the job and gets fired thats 100% of your rental income wiped in a condo vs 33% of your rental income when utilizing a triplex.If all things are equal I would go with two duplexes. or some mix of 4-6 units.

Los Angeles is very mixed by type of neighborhood, especially in the area you are talking about.

The highlighted area is what we own and is all located in a mixed use zone. 

Or do folks take a distribution from the LLC containing the real estate / debt mix so that the loan amount isn't as explicit (i.e. have an LLC holding the real estate and loan with a personal gtee... the cashflow would be distributed to me through the LLC but lenders don't see the mechanics?)

@Jon LallandeI just realized I left your @ out the mix talkin all that SD jazz...

@Collin Boyer- do you handle any commercial real estate IE > greater than 4 units and Mix use?

They are around 20-30k sqft mixed use 20-30 units. 

I’ve made the move from doing deals for pure income, to a mix of income producing plus cash flow, and towards the end of 2019 I was considering how to start to mix in some wealth building activities.

If it was $100 under, the IRS wouldn't notice, but if you are renting a place $500 under and creating a major tax loss, it will be noticeable.My advice is to not mix charity with business.