A class garden apartments in a market they live and know extemely well.  

If the the land entitlements are completed when you make the land purchase, the vertical developer won't value your contribution to the same extent as if you buy the land and also obtain the entitlements. 

We need to finance the remainder of the horizontal construction and the vertical construction. 

We’re a vertically integrated crew, so I’ve got my hands in everything from breaking ground to cashing rent checks.

MOST Chicago garden units are non-conforming and rented out to generate cashflow. non-comforming in my market means it was legal at the time of the build and is no longer legal. 

Most of my equity has been in small TIC interests in large Class B garden apartment buildings throughout the US.

While we try our best to make garden units/basements great.

Quote from @Alex Olson: Kansas City is a great market for Build to Rent and traditional garden style apartment complexes.  

You still need to maintain a slope of about 1/4:12 and you'll probably be adding horizontal distance by going around the perimeter, so you just need to make sure there's still enough vertical drop to get your desired slope.

White subway tile is one of the cheapest tiles you can buy, but to make it look high-end, try installing it in a unique pattern like vertical stacked or basket weave!