It is unique lot that was recently rezoned by city to RSL which allows me to build additional building.

Definitely a new mirror, maybe something with some unique shape and not just rectangular.

The multifamily units I have personally looked at have been in less desirable areas and are in very rough shape.

Sellers don’t yet have to take massive discounts…Unless they have unique motivations to do so.

Purchase price: $950,000 Cash invested: $420,000 Sale price: $1,600,000 Two brick townhomes tucked away on a beautiful lot off a highly desirable Centre Street neighborhood.

It is not the lower cap rate that is desirable.  

That's the same group who licenses real estate agents, and authorizes training for the real estate industry.If a Realtor® in your state has a disclosure form that they commonly use discussing mold or other environmental issues, then your decision to NOT use one makes your transaction "unique" and may also open you up to certain liabilities.  

Future road construction making it less desirable?

While there is no bright line on what makes an active or passive investor (in order to differentiate between a securities offering versus a JV), someone who is active is first and foremost a business partner and is actively contributing a unique skill.

It is a very personal choice and their own unique path.