Target ReturnsWhile target returns are crucial, these should be discussed only with investors—not brokers or others helping you find deals.Sample Investment CriteriaHere’s an example of well-defined CCC:Location: Primary and secondary cities in the Southeast with population growth.Type & Class: Class C garden-style or walk-up workforce housing with repositioning opportunities.Age: 1980s construction or newer (case-by-case for older).Price: $5M–$12M, requiring $1.5M–$3M in funds.Size: 100+ units.Cap Rates: Market rates.Roof Type: Pitched roofs preferred.Value-Add: Opportunities for improvements or better management.Why This MattersBy creating crystal clear criteria, you:Avoid wasting time on deals that don’t align with your goals.Build trust with brokers and partners by demonstrating a focused investment strategy.Increase your chances of finding deals that meet your financial and operational objectives.I'll be posting each chapter as I go through them so you can follow along from my notes and we can discuss different strategies.

Virginia passed legislation last year (I was not involved) that defined it as a real estate brokerage activity, thus nessceitating a license to wholesale.  

It’s more of a charming city with more neighborhoods that have their own character.

I see what you mean about offering a higher return to a potential investor, especially if they are not familiar with my character/experience in the industry. 

Under Declarant Control, which is defined in the CC&R's, the developer is the HOA Board. 

I fit into what @Nathan Gesner defined as the wealthy.

Townhouses like this one in Harlem have a lot of character.

I always dig into the borrower though (character) - honesty, experience, skill-level, etc.

Unless, of course, you’re into character-building experiences.

Withoutknowing the details I can not suggest which would be right to add on.Several you should pay attention to are:- Ordinance & Law: Provides additional building coverage to deal with rebuilding costIncreases due to changes in Zoning or Building laws- Personal Injury Liability: Libel, defamation of character, wrongful imprisonment, etc.