He has been through about 4 cycles he said and he said each time for commercial multifamily was the leading drive on the rebound.If you look at cycles they all have similarities and some differences.Recognizing these patterns leads to the best portfolio and the best returns versus risk.What Rich said holds true in that you avoid the herd mentality.People that do not invest prudently do good with some properties and then the others bring them down to a negative to flat position for years before you can recover.Some of these syndicated pools of investors look at the big project as a smaller risk.That is fine if the gamble is made based on the funds entered is only a small percentage of their total worth.Example if the have 2 million liquid and want to spend 100k for an interest in a property that could throw off very high returns than they are still safe versus their overall portfolio.I can tell you that buyers think "I am buying so low there is NO WAY I can lose on this!".

Macomb County has some nice areas (I spent 23 years there) but it also borders Detroit at 8 mile.

If you want to gamble try sports betting.

\The area is not great it's on border between a good area and a bad area So don't know what to do,you scare me Dale:)Anyway thanks for advice guys

One year tenancy should be enough to argue something in front of the judge.And then you could always gamble a bit: On one side, if it fails, you loose $100 or so filing fee and your time (if you go yourself to court).

I did have a bpo agent friend go there already and he said it would going to be a gamble to rehab and sell but to put it back on the MLS he thought it would sell at $60k due to the land prices there.

But i'll admit that life has it's gambles.

I want my profit NOW, not the hope of profit in a year or two.For gambling, I like Las Vegas.

Plus there has been much development in that area and it borders w/ lower kensington & Northern Liberties which are all areas that are booming right now.

As a matter of fact, I just drove through Saginaw, and another city that started with an "S" by the Canadian border.