Been in commercial real estate 21 plus years and a specialist in NNN.Investors getting started look at dollar stores as they are often only investment grade tenants in those tiny price points. 1 million dollar NNN like 100k house.

I wish I had gotten into real estate during my pharmacy school years but instead waited until after I started working which basically meant I started investing in real estate in my 30s instead of my 20s.

I build high-level, operator-grade multifamily models and am always refining them based on real-world deal structures.

I also like the strategy of modeling multiple offer prices simultaneously — letting the numbers dictate the ceiling ensures both discipline and flexibility.It’s a smart way to balance competitiveness with lender-grade safety, and it reinforces the value of data-driven decision-making over intuition alone.

The real questions will be yield, timing, and infrastructure.If you want to position it well, I’d focus on clarifying:• Current zoning and realistic density (not just theoretical max)• Utility capacity and extension costs• Road access assumptions beyond “future stubs”• Topography / grading implications• Any off-site improvement obligationsBuilders will typically back into land value from finished lot economics, not from neighboring sales activity.

Tomorrow I’m walking my first true heavy, systems-driven BRRRR in Cincinnati.I’ve owned buy-and-hold rentals for years, but this one is different:•Double-layer roof at end of life•Knob & tube present•Foundation cracking + grading issues•Water intrusion in basement•Safety and code upgrades neededThis isn’t cosmetic.

#5 Final Grade & Hardscaping - Many developers will find it necessary to create a flat area for some semblance of a yard to maximize value.

Looking if anyone has a neighborhood grade map of Memphis, recommmded agents and property managers.

In Baltimore city most of the current inventory is usually in D grade areas however there is usually atleast a couple in better areas. 

#5 Final Grade & Hardscaping - Many developers will find it necessary to create a flat area for some semblance of a yard to maximize value.