Yesterday I heard a guy mention using a flat-fee broker site as one of his 4 dispo strategies.

Fast forward to today, and the environment feels very different: several active hurricane seasons, sharply higher insurance and property taxes, and rents that have now been flat for three consecutive years.Both properties are on 15-year mortgages refinanced in 2020 at ~3%, which is obviously a huge positive.

I have built my business over the last 14 years doing JV deals as a private investor. its a belly to belly situation.. how my clients find me is many times by referralOr they simply send me an e mail with a one pager.. 

Hey everyone,I’m comparing two 3-unit properties in Chicago and could use some insight from local investors.Option 1 – South Side (near Woodlawn area):Priced around $830KModern finishes, newer construction styleCurrent rents around $2,195, $2,000, and $2,000The area has a lot of new developments and new 3-flats going upMy concern: with so many new buildings being added, there’s likely going to be more rental competition, and property taxes may jump once reassessments catch up to all the new construction.Option 2 – Pilsen area:Priced around $735KAlso modern updates but smaller units (two 2-beds and one 3-bed)Taxes are currently low, but likely because the property hasn’t been reassessed since the recent renovationsThe area feels more established, with strong tenant demand and characterSo I’m weighing the growth potential and higher risk in the newer South Side market versus the more stable rents and potentially upcoming tax adjustments in Pilsen.Would you lean toward the newer-construction area with possible tax jumps but longer-term appreciation upside, or the lower-tax, established neighborhood that might get hit with reassessment later?

#1 Foundation Wall - Be it CMU or poured concrete, your foundation isn't going to be a mere 15% more than a flat lot, it could be double the materials and labor.#2 Core Fill - Speaking of foundation, once you have about 8 courses of CMU or more, you'll need to core fill with concrete or mortar.

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Rents have been flat here for the past couple of years and the city and state have passed rent control laws.

I got so frustrated with Booking.com that I just flat out left the channel.  

The cabinet frame has a beveled/slanted inner edge, so standard wrap or partial wrap inset hinges don’t sit flat.

#1 Foundation Wall - Be it CMU or poured concrete, your foundation isn't going to be a mere 15% more than a flat lot, it could be double the materials and labor.#2 Core Fill - Speaking of foundation, once you have about 8 courses of CMU or more, you'll need to core fill with concrete or mortar.