I did however use a well vetted calculator to model my version after so that I could double check what I was doing initially. 

The OP is operating a highly profitable business model, with returns significantly outweighing the risks.The risks originate from (1) purchasing without title insurance, (2) having to perform a quicker less extensive due diligence on subject properties than you would in a "normal" contract situation, and (3) since these aren't cash flowing stabilized properties should the market "shift" radically the buyer won't be able to use "time' to bail them out. 

Your levers around delivery, alcohol mix, and outdoor seating are reasonable - just make sure the deal still works if growth is slower and sales flatten.The second parcel is interesting optionality, but I’d treat it as future upside rather than something to underwrite today.

Hello BiggerPockets Community!
I decided to join BiggerPockets after reading “Rental Property Investing” by Brandon Turner. While I have a background in both Finance and IT (which led me into roles in real estate ass...

I'm in Denver which was hit hard by class A multifamily deliveries and less population infow.

For anyone investing in the Charlotte area, the supply conversation isn’t theoretical anymore — it’s measurable.Over the past 18–24 months, the region has delivered a substantial amount of multifamily inventory, with thousands more units still under construction.Here’s a rough breakdown by submarket (rounded estimates based on recent delivery and pipeline data):South End / Uptown / Lower South End• ~6,000–8,000 units delivered since 2023• ~4,000+ still under constructionThis is where concessions are the most aggressive. 4–8 weeks free is common in Class A.University / North Charlotte• ~3,000–4,000 units delivered• ~2,000–3,000 underwayHeavy competition at the $1,300–$1,800 price point.Huntersville / North Mecklenburg• ~1,500–2,500 new multifamily units• Continued build-to-rent expansionWe’re also seeing entire townhome phases release at once, which directly impacts investor-owned SFR pricing.Kannapolis / Concord• ~1,000+ units delivered• Additional mid-density and mixed-use projects in pipelineValue-add investors are competing against brand new product more often than before.Fort Mill / Indian Land (SC side)• ~2,000–3,000 units delivered• Several thousand still in progressSC lease-up velocity has slowed compared to 2021–2022 peaks.Union County (Indian Trail / Wesley Chapel / Monroe pockets)• Growing build-to-rent presence• Multiple SFR communities delivering in clustersAnd this doesn’t include scattered new construction townhomes that hit the MLS in waves.What This Looks Like in Practice (Managing 500+ Doors)Rent growth has flattened.We are not seeing 8–12% annual bumps anymore.

Keep a copy and note the delivery method, date/time served.Here's your real issue:  if he doesn't stop, you have to move forward with eviction and you will need to be able to prove that he is a risk to the property and the other tenants. 

While no strict statutory method exists for this preliminary notice, it is best served via hand delivery, certified mail, or posting on the door to ensure documentation." 

Expect 2026 to reward precision over broad participation.Apartment Supply Finally Hits the BrakesFor the first time since early 2023, quarterly apartment deliveries fell below 100,000 units.

Ohio law usually considers service complete on the date it’s posted, not when the tenant actually reads it, but you want to be very careful that the notice format and delivery method are correct because mistakes can delay or dismiss an eviction.