No YouTube video or online course can prepare someone to entitle land across different markets.Once you select a market, I strongly recommend engaging a local zoning attorney and a local civil engineer who regularly practice in that jurisdiction.By way of example, I am based in Philadelphia and have encountered very different entitlement issues across projects: one involved an overlay that required negotiations with both the Planning Commission and the Historical Commission to make ADA-compliant façade changes; another required stormwater and Streets Department reviews before a zoning permit could be issued; and a separate $20 million development I am currently working on ran into a conflict between zoning approvals and the building code due to a design team oversight and is now undergoing a redesign.Investors operating in other markets will face their own local land use, zoning, and code issues that are just as nuanced and location specific.As far as the value that's created, there must be a very compelling story of value add for lenders to treat the imputed equity borrower's equity participation.

In one subdivision, we had 3,000 sq ft minimum finished size, minimum 2 car garage with either side or rear entry, and 90% of the front facade had to be masonry, brick, stone or stucco, among other requirements.

Independence Summary TableMetric Value2024 Estimated Population ~121,600Median Age ~38.4 yearsMedian Household Income ~$59K–$61KMedian Home Value (2023) ~$166,400Homeownership Rate ~61%Current investment in Independence square infrastructure/redevelopment:$2 million in public streetscape planning$25 million in infrastructure improvements$10 million in public investment within the Truman Historic district$15 million in private residential redevelopment$30 million in private commercial redevelopmentOver $1 million committed to commercial façade improvements→ Grand total: Approximately $83 million in combined public and private investment

I’m exploring creative finance and wanted to know the structures that layer in public grants (TIF, local façade programs, etc.) alongside a hard-money renovation loan.

It's a lot more than most people want to do.Think about the houses with the ugly/dates front facade. 

Could dig up receipts for larger ticket items - kitchens/brownstone facade restoration etc.

ATMs, seasonal things like christmas trees/snow cone, EV charging, even donation centers), excess land to expand building, buying a center with below market leases and pushing rents, potentially re-demising larger units into smaller units, which pay higher PSF rents, working to move a mom and pop tenant base into a national tenant base.As for capital items, these tend to include resealing and striping the parking lot, potentially refreshed pylon signs, cleaning up landscaping and painting curbs, possibly a full facade repaint. 

Any stair step cracks in the facade?

.)- Preview exterior updates like facades, landscaping, or paintI’m hoping this helps agents with virtual staging for listings.👉 I’d really love feedback — on both the idea and how I am presenting it.

Owner doesn't want me to place screws in the brick or facade.