We do a lot of old mill to apartment complex conversions as well as historic preservations.

The law of diminishing returns comes into play, especially at this stage of the market cycle and this historic time of massive cash on the sidelines earning nothing, looking to be put in play competing for a finite number of assets.Limiting ourselves with blanket-ish assumptions like not paying mortgages off or not 1031 exchanging at exit is, well, limiting.As I've gone along in this over the last 17 years, my hassle threshold has changed and my mission statement has changed. 

So maybe 3 months ago historically rentals were signed at a clip of 10 a month per 50 rentals on the market.

We've done subdivisions that cost 6 figures.There are municipal costs, engineering costs, survey costs, soil costs, flood, wetlands, steams, and historic considerations.You need to know what the zoning actually is and what are permitted uses as well as minimum criteria like, lot size, lot width, setbacks, etc.

Cedric Ballet I think Indy is really the only city with historical population growth.

There is nothing in writing either way, but the city policy is that it's allowed in historic overlay areas (i.e.

., while I respect your historical returns in NY (I've received similar phenomenal growth in Melbourne, Australia during those same years), I personally wouldn't be recommending buying in Melbourne TODAY (2017) unless you didn't care about the hemorrhaging of hundreds/thousands of dollars every month to buy there ie. many more dollars than if you just rented there.

I do feel based on how things are going that enough hard working people that are not only landlords but other hard working middle class or upper middle class people are getting beyond sick of the system and the direction things are heading which is a direction towards Marxism which has had catastrophic consequences historically for obvious reasons In other countries.That being said I would like this post to updated through the year as I expect after next month cases will start to cut down for most if the country.

I live in San Francisco itself, in a historically blue collar neighborhood (the Excelsior) and there are no duplexes under 900k at list price, all of which get overbid.

I'm just starting with three multi-families in the historic area here.