Tell them the level you’re at (20k) and if you can get in on any of their current deals.

This works for us because we have some amazing employees who can do every aspect of a job minus HVAC and plumbing.

It's very likely that the lot in question IS already zoned Commercial but an employee of the city made a wrong assumption when mapping and recording about a decade ago.

Considering they still own the property AND still have tenants, are they not violating the law by not having a valid CO?

You should also have a comfort level with your CPA.

If you're looking for appreciation: neighborhood quality, school ratings, crime levels, population changes, renter/owner occupant ratio.

There's a plethora of information on this website, as well as countless people I've personally met in my investing career that can truly take you to the next level, or to any level that you so seek.

Are they on track with current dues levels and reserves to meet the capital improvements required?

It need s a on of work, floor leveling, roof replacement (rafters and all) a new bathroom to be rentable.

Most have a tenant rep broker they use and connect you up with them.Cap rate is usually tied to location ( urban,suburban,rural), location and quality of the tenants ( national, regional, mom and pop), and terms of the lease ( primary lease term in years, level of lease guarantee, rental increases, any termination rights, disclosure of sales, restrictive use rights, co-tenant anchor clauses,etc.).You need a void analysis from a landlord rep leasing broker.