Everything near by is selling in under 30 days, unless it’s a dump or way over market which is around $110 sq ft for finished houses, and this area requires 2000 min sq ft, average size is much higher.

After more coffee and pondering on this it seems to boil down to: value of an LLC owning real estate vs fractional value of that same LLC to three investors who happen to be using SDIRA money.

Late 2019, we bought a duplex in a nearby neighborhood as a pure investment, while we lived in this one and worked to improve it.

On BP forums, meetups, REIAs, coffees, find your local experienced operators/NOT paid gurus and see if you can help them find deals, drive for dollars, analyze deals, line up contractors - it’s your unpaid internship to soak up as much experience as you can handle - - best of luck!!

Yeah, I figured it might've been too easy to just rely on the RedFin map for comparable values of properties nearby.. hah. 

Meanwhile some counties in NJ are blowing up because many people are moving from nearby cities.

Doesn’t seem like any relatives live nearby.

Duluth guy and I had a phone call back in January of 2020, and made plans to grab coffee the next time I was in town (I live about 2 and a half hours south in the Twin Cities).

If an attorney charges a $500 consultation fee for a 30-minute coffee consult, that seems loco, but if the market absorbs that and their business continues to grow even through that bottleneck then one could assume that the market is bearing the rate, therefore either the attorney is more skilled or some other deduction is true.So, there's my 2 cents. 

She said there is a dog run at the nearby park that they go to.