Marketing Properties Based On Marital Status

 

 

If you are a landlord, considering becoming one, or representing a current or potential one, it can be a huge help to prepare for the type of tenants you will have along with having methods to market to them. The below linked article, which contains interesting research about cities in which there are plenty of unmarried couples living together, shows one such trend to be aware of.

From a legal standpoint, it can help a landlord to be better prepared for potential problems when a couple has a breakup or one person has a financial crisis. An example is one person moves out and the remaining tenant gets stuck for 100% instead of 50% of payments and is struggling. In cities where “living together” is more common, having an immediate buyout policy in a lease may be possible. Gaining a vacancy on short notice is not ideal, but may be more economically feasible and much less time consuming than a lengthy eviction process which ALSO prevents you from getting a more solid tenant in place.

However, my concern is in how you market such rental opportunities, especially if you have a high percentage of vacancies to fill. You might attract more tenants when they know they could “share” the rent each month while being able to exit easily in the event a roommate is lost. Whether you should do this or not depends in part on how competitive the city or area your property is in. If your building is in an area where unmarried couples, family members, or groups of friends have choices of buildings to rent in, this concept may give applicants a big reason to choose your building. Others may not offer this option. From your point of view, being in an area with a high demand for “roommate” rentals means that your chances of filling an unexpected vacancy are higher than normal.

Explore what your options are to prevent possible evictions and problems with an attorney or real estate professional. Your real estate business can gain from bringing advantages to your properties, opportunities, partners, and clients. Being “first in” to offer them can make a big difference!

https://www.credaily.com/briefs/apartment-searches-reveal-relationship-trends-by-city/

 

When Another Real Estate Development Sets The Stage For Yours

 

Over the years, I have noticed how some people see stories like the below linked one about a huge affordable housing development coming to Atlanta and not even stopped to read it. They figure it has nothing to do with them or any projects they are currently working on, and that is if they are focused in the Atlanta area. I prefer that my valued clients, students, and connections feel differently when they see or hear about projects like the one written about.

It is true there is a developer in place and millions of dollars already secured from various sources. However, there is much more to the project to consider, and plenty of opportunities to come. On the residential side, there could be temporary housing opportunities for contractors and workers involved over the months it will take to construct the massive project. There will be utilities, roads, and infrastructure to work on in addition to building or renovating each dwelling. 

The commercial side is likely to bring plenty of opportunities for developers, investors, lenders, brokers, and contractors beyond the project. Chances are the residents will want and/or need grocery and retail nearby. Fast food and family restaurants, dollar stores, phone stores, and discount retailers will have new and additional residents to serve. There could be room for auto repair and public transportation to support the development. Now that the new Atlanta project is going to happen, it is at or possibly past the window to plan for projects which will be adjacent to the development area. Once word of the new project spreads, prices for currently available land will increase, revised zoning may be proposed, and investors and more investors and developers will swoop in.

If you are not in the Atlanta area, your development, investment, or brokerage group may or may not have an interest in possibly getting involved. If it is in the area, it demonstrates the importance of researching and “scouting” for future projects which could be difference makers. For entities that are investors, developers, and brokers not dealing with Atlanta, stories and projects like the Buckhead one can serve as a reminder to get and stay on top of appropriate major potential projects within your area(s) of interest.

Being “first in” on a new project, or what surrounds it, can make millions of difference. Let’s connect and get to work on finding some!

 

https://atlanta.urbanize.city/post/exclusive-beltline-homeless-facilities-affordable-housing-plans-cancelled-bankhead

 

 

 

Knowing How The Fix Is On In Philly

 

Some real estate investors and brokers see problems while others see opportunity in the same place. 

 

The below linked research and data details plenty of both in Philadelphia, emphasizing the number of existing homes which were built prior to 1960. It is likely that some developers, investors, and brokers will run the other way upon reviewing the information. The ones that think “Who can I talk to about getting involved?” are the ones I want to work with. There are major opportunities for lenders that could help home owners, along with investors who understand what it takes to execute Subject To deals.

Meanwhile, the City of Baltimore is among several municipalities which have introduced programs within the past couple years to facilitate city-owned parcels being sold to local investors with a commitment to building much needed housing. 

Put these scenarios together, and we see large cities taking opposite approaches while addressing the same problems. One side is to entice new local investors to purchase, while the other side is working to help current owners to make improvements and increase the value of their properties for the benefit of many.

These two different situations each create opportunities, but what they are depends upon what you and your business do, where you do it, and how creative you think. To me, either way there are also plenty of learning opportunities. It would be interesting to track some of the specific eligible properties in Philadelphia over the coming months. 

By doing so, here are some examples of what you could find out:

• A number of percentage of homes which are fixed up

   

• The eventual impact of repairs and upgrades on eventual resale value 

   

• Type(s) of loans and repair plans made available 

   

• Names and info about participating investors, lenders, and brokers involved

   

If you are not in Philadelphia, you could benefit by understanding how these programs work and gauge their success. Perhaps you are, or can be involved in bringing this to a municipality you serve, whether via legislation or being able to be “first in” to offer it to home owners and investors.

These are still more ways you and your team could be using research to create opportunities which make your business or portfolio thrive. My team and I are available to help you get there!

https://philly-stat-360.phila.gov/pages/home-plan

 

 

 

Does Going Back To The Office Really Hit Home?

 

 

Seeing how more companies are ending or reducing the “work from home” opportunities could and should be a reason for adjusting your marketing of properties and opportunities. As the below linked article shows, there are some markets with a higher concentration of hybrid work situations. Workers that need to go into the office full-time or more frequently than the previous five years may be facing concerns about their commute and commuting time. Some have moved since before the pandemic forced these changes.

Many people that could work majority or exclusively from home had moved to a home where there was less or no worries about commuting. They no longer had to be near the train station, bus stop, or freeway. Now that things are changing, there may be people open to selling or buying with regard to their “new” or more frequent commute.

Some of these decisions may come without regard to mortgage rates and other financial challenges. For example, one hour less of daily commuting time could save an hour a day of day care costs and gas money. Suppose that totals $200 per month. Meanwhile, a “new” mortgage that costs $150 per month more may not seem appealing as a stand alone. However, using the just described situation, a $150 per month additional mortgage increase becomes money SAVED. Saving $50 per month amounts to $600 a year, while adding convenience.

Chances are your client hasn’t thought about that, and may be hesitant to sell and buy because they don’t see the “savings” it would bring. However, you need to know how your farm area shapes up in terms of “working from home” or “returning to the office” status. It’s still another reason why and how you could benefit from having a research person or team on your side. You could be “first in” on helping your clients to save money on housing. My team and I do market research and can help you create client-specific presentations!

 

https://www.newhomesource.com/news/housing-market-trends/the-best-u-s-markets-for-hybrid-work-lifestyles-in-2026/

 

 

 

Older Homes Sellers - You Have "Senior" Price

 

As much as I’m all about taking real estate research and utilizing it to your advantage, I also see situations which stretch the facts more than they should. In my opinion, the below linked article is an example, attempting to place blame on a seller and mostly due to the age of the seller. The author claims that some senior citizens are getting less for selling their homes. Reasons given include neglected maintenance and listening to investors instead of having them listed traditionally. The intent is to keep sellers from “listing independently” instead of on the MLS, which could be able to fetch a higher selling price.

I have been working with agents and brokers since 1988 and have written or rewritten thousands of unique property ads for many different formats. That is more than enough time to realize that properties do not “sell themselves”. Marketing properties is about painting the picture with the buyer in it. One thing my team and I cannot do by ourselves is thoroughly educate potential buyers.

The below linked (and others) article appears to frame older sellers for not listing their homes traditionally and supposedly losing money. Meanwhile, the “investors” use of data, to their advantage, also makes a good case. One of the methods investors use to discount their purchase price is by telling the potential seller they will purchase “as is”. Many seniors, who are the subject of the aforementioned article, are not easily able to afford spending thousands of dollars on repairs and replacements just to sell the house.

They see not having to spend $8,000 on a new roof (for example) as money saved, and being able to sell more quickly by not having to wait. They may have already spoken with an agent about traditionally listing who told them they would need to upgrade that roof. What the seller wants to accomplish is selling the home.

Blaming the sellers does not solve the problem. Frankly, it doesn’t give them any reasons to list on the MLS if it means having to spend money to get the sale. The agents, brokers, and real estate associations need to be educating seniors on “keeping up” their homes YEARS before the time comes to sell. The problem isn’t going to be solved without taking all of the steps necessary to prevent it from happening. Having a long-term plan can make you “first in” on the opportunity for your next successful transaction.

 

https://nationalmortgageprofessional.com/news/older-owners-sell-less-market-sales-take-some-blame 

 

 

Real Estate With OPI (Other People's Ideas)

 

 

I love a great idea, especially when it involves real estate development and can be duplicated in other places. It makes no difference whether you like or don’t like the person (or entity) that came up with the idea, especially when you can make it happen without involving him, her, or them.

As the below linked article details, plans have been approved to implement a major tunnel project in Nashville which will connect and transport thousands to millions of people between the Airport and downtown. It is being done with private financing, saving millions for the municipality while facilitating a significant expansion which will be an economic winner for all concerned.

For consumers, especially airline passengers, they gain a convenience, and one which is currently not available to and from the majority of airports. If you read the previous sentence again, you see my point. As a real estate professional, investors, lender, or contractor, you can (hopefully) envision the possibilities around the country for similar projects. 

There could be so much more than “just” the multi-million dollar transit system. The terminals and entrances will have room for restaurants, convenience stores, and retail. Adjacent facilities can include parking and perhaps valet service. Hotel operators would be salivating at not needing shuttle service to bring visitors to and from within close and easy proximity.

The tunnel project is not going to cost the City of Nashville anything because it is being privately funded. You can’t tell me that other municipalities wouldn’t go for that. A developer could even take this a step further and explore for an Opportunity Zone within minutes of a large airport. There are so many possibilities out there, and exploring them now could position you and your team “first in” on a life-change opportunity. Meanwhile, my team and I write business plans and create feasibility studies, case studies, and offering memorandums. Let’s talk!

https://www.wsmv.com/2026/02/12/nashville-airport-authority-advances-tesla-tunnel-project-connecting-downtown-with-bna/

 

 

 

 

Having A Title For Your Real Estate Marketing Theme

 

 

How can watching or following the local news impact your marketing? I come across many connections, clients, and students who miss out on plenty of opportunities. Meanwhile, we all know that there are people out there up to no good and showing bad intent. Sometimes things naturally go wrong which possibly could have been prevented. That happens in just about any industry or line of work. Clearly, real estate is no exception.

Knowing about major problems caused, whether naturally or by wrong doers, could significantly benefit your business or a current or potential client or customer. From a marketing standpoint, the below linked article provides a couple of examples.

It is unfortunate that a wrong doer is getting away with creating frivolous multi-million dollar problems for homeowners in the Beverly Hills area. Victims are losing valuable time and money. Understanding what the problem is and what could be done to prevent it “from happening to you” is the lesson.

My first reaction upon seeing this story was to send it to a valued connection that owns a title company. He could be sending the story to his luxury homeowner clients, whether he includes an offer to check their property or not. It is possible that he would do so at no cost to let his repeat clients know that their deed is completely safe as a nice gesture.

Chances are the homeowners he does that for at no cost and alerts them are going to tell their friends what their “title guy” did for them, especially if they didn’t know about this story. The story might also cause an active investor to search their current portfolio and/or dig further into potential investments. 

The result of reading a story like this could be of help to you and your team along with your database. You may have choices for how to respond, such as offered above. Being “first in” on a solution or strategy puts you in a more favorable position, when “all you did” was read or watch a news story. If you don’t have time to monitor all things real estate, let’s talk!

 

 https://abc7.com/post/homeowners-say-beverly-hills-businesswoman-is-wrongfully-hitting-homes-multimillion-dollar-liens/18593045/

 

Real Estate Marketing As A Community Affair

 

 

The need for more skilled construction workers could soon be impacting many of us in the real estate industry more than we might think. People are needed to build commercial and residential buildings, renovate and convert the older ones, and handle repairs and upgrades. As the below linked article shows, the State of Mississippi is addressing this need with the House of Representatives proposing a fund specific for construction training in schools.

I see an opportunity for real estate developers, investors, and brokers to be “first in” on helping their communities. My idea is for them to provide accredited teaching of construction for local projects. The local part could be significant. We all know that construction is different in Florida than in Minnesota (for example) because of everything from weather conditions to density of the area to union regulations to shipping and transportation of materials. 

Suppose your company is bidding on a project in Rochester, MN (example). Chances are you are bidding against other companies. If your pricing and timeline are similar (or maybe not as “good”), and your Proposal includes the use of fully trained LOCAL workers but your competition’s do not, which way will the local decision makers go?

The local politicians could point out how they set it up so that local workers would create the approved project, since the locals and their families are voters. Think about the local and community banks which are there to lend on local projects. And think about the marketing “good will” your company will have when you have your completely local project ready to go to market for lease or for sale. 

My team and I write business plans and work on feasibility studies, property proposals, and offering memorandums. I don’t have to be local to make you and your team “first in”!

 

https://mississippitoday.org/2026/02/11/mississippi-construction-training/

 

 

Do We Wait Until The Data Is In?

  

When talking with brokers, developers, and investors, I often reference how there is an element of treating a proposal and presentation like an attorney would. People hire an attorney to place a factual spin on whatever they need to prove. He or she is charged with coming up with every possible angle on getting their point across.

A major example of this in real estate is the controversy about data centers. Some municipalities welcome them while others are dead set against any being anywhere close. The below linked article shows how one organization is showing how a data center can be utilized to recycle heat and possibly help with dealing with the local climate. 

This is not to say that you should draw up a proposal for cold weather cities. My point is that the organization featured in the story is among those that has developed an approach to make a controversial proposal more appealing to the masses. Their ability to do so could very well be the difference between having plenty of opposition and hurdles to overcome or getting a successful long-term project underway.

An attorney takes the facts, reviews appropriate laws, and develops his or her case toward the results the client needs. In the situation of the “heat recycling”, the organization would benefit along with the developer, contractors, brokers, lenders, and employees during construction and upon eventual opening of the data center. They would all benefit from what started with a few good reasons.

Being aware of situations such as this one often make the difference of being “first in” for a significant income opportunity. It doesn’t matter what you think about building a data center. What matters is what you and your team could be doing to make one happen for mutual benefit.

 

https://www.wyso.org/2026-02-05/how-could-ai-data-centers-benefit-surrounding-communities-new-report-says-recycle-the-excess-heat 

 

Being Prepared Brings Real Estate Solutions

 

 

Over the years I have collaborated on my share of real estate and business projects which have worked quite well. There have also been some that have not gone well. When that happens, I make it a point to learn what I can about what went wrong to plan on not making the same mistakes again. One element I stress to my valued clients, students, and connections is what I call the “Phase 2” element of your plan.

The Business Plan needs to detail how you will execute upon a successful acquisition or partnership to work toward your exit strategy and goals. There should be that moment in time when you ask yourself (and your partners or team), “What could go wrong?”. Although your Plan is, obviously, to succeed, there is a lot to be said for what would happen in the event of a problem when it is far too late to back out.

Unfortunately, the below linked article is one example of what could “go wrong”. A new restaurant in Chicago was recently burglarized and vandalized within 48 hours of opening its doors. While chances of this happening are higher in Chicago and many other big cities, security measures are something which are important to any business with a physical location. This is not to say that the owners could have or should have been prepared for a tragedy like what happened. 

A solid Business Plan is about what happens immediately after. There are concerns about whether insurance will cover enough of the losses, what becomes of valued employees, and the ability to market the location after word of the tragic event goes public. In the case of a new restaurant, the ability for patrons to feel safe and confident about returning or trying it out can be shaken. 

I know of a situation (which I was not involved in at any level) in which a fire forced an apartment building to completely vacate due to millions of dollars in repairs being needed. When it turned out that the insurance coverage only got them a settlement check which was millions short of what they needed, the ownership group had to walk away. Investors lost six or seven figures on their original investment, but collectively chose that path over investing millions without any signed leases.

Chances are the Business Plan for the burglarized restaurant or burned apartment building did not include those specific events. From what I know about each situation, the owners were caught off-guard by the horrendous events and forced into significant decisions about moving forward. The lesson is to make the effort to plan for any eventuality as best you can. Doing so should be part of a complete Business Plan. Find out how you can put my 30+ years of experience in writing and improving Business Plans for as little as $500. It could make you and your team “first in” with a solid solution!

 

https://www.fox32chicago.com/news/chicago-restaurant-hit-burglary-less-than-48-hours-after-opening

 

 

Lower Prices Lead To Opportunity

 

The story and impact of an upstart furniture dealer going public and entering the New York Stock Exchange may not seem like anything that would interest a real estate investor or broker looking for more business or revenue. Many of them are likely not even aware of the story, especially when their valuable time is spent on working on current projects and administration.

For me, this is a perfect example of why an investor, broker, or builder should be following stories like this one (linked below). It’s also an example of the value of having a research person or team to monitor topics which could generate real estate business and plan and prepare for upcoming opportunities. I see the Bob’s Furniture example as leading to several opportunities for gaining business, with the possible advantage of being “First In” on an exciting new project.

As the article states, Bob’s is gaining a track record of success despite being at the “low end” of the furniture spectrum and presenting themselves that way. One of the lessons learned is that you don’t have to compete with the top of the price list in order to carve your niche. Another is that planning an aggressive expansion (as in 500 more stores) is possible with a clearly established plan of action.

That is only the start. Knowing about what Bob’s is doing can be inspiring real estate investors. Those 500 added stores are going to need ready land or vacant stores in proximity to the retailer’s target audience. Developers, contractors, lenders, and brokers could all benefit from collaborating on one or multiple opportunities. Investors continuously building or renovating houses and apartments for rent might be looking for low-cost bulk furniture. Leasing agents might have a desperate need to book large spaces which would work for discount furniture. You can imagine the work needed for lenders to finance the deals and for contractors to bring their skills toward making the store look and operate as required.

However, the agents, investors, lenders, and contractors that could benefit by thousands of dollars, might not even know about these opportunities if they did not research and keep track of what could happen around them. 

The next time you ask yourself, “How did THEY get that project?”, your next question to you should be “How can I be the one chosen the next time?”. My team and I can help you answer that!

 

https://www.retailbrew.com/stories/2026/02/06/bob-s-discount-furniture-ipo-and-expansion-plans-provide-hope-for-beleaguered-home-goods-category

 

 

 

The Value of Answers Directly From The Source

 

I continue to enjoy amazing younger and newer real estate investors and professionals by talking with them about how many “old school” techniques I utilize and how much they help. Some don’t believe that analytics and algorithms and graphics and surveys only bring part of the story. 

Knowing that “63% of potential renters won’t pay $1,500 to rent within downtown (name of city)” is not the full story. I want to know what it would take to get them to change their mind. Analytics don’t always get those answers.

To me, getting honest “no pressure” opinions from a few people directly involved or at time of potential purchase can be more valuable than hundreds of results from an independent survey. Being “first in” for a real estate investment or transaction is about understanding your target audience and providing solutions.

One way to get honest feedback is when the person or people involved do not know you are the boss or an influencer. Human nature includes people asking different questions and providing “more honest” feedback when talking with someone on what they perceive as their level. 

For example, an investor I did some marketing work for years ago was close to signing to acquire an apartment building. He was given full access to walk the property, primarily for the purpose of planning repair and value add costs. What he wanted was to know what some tenants “really” thought. 

The building had a large laundry facility in which residents paid to use the washers and dryers. On a Saturday morning, he dressed in a t-shirt and shorts and brought in a load of laundry and stood in the room while folding and re-folding his clothes. He engaged several residents that came in, acting as though he was new to the building. Among the questions he got answers to were “Do these machines work all the time?”, “What do you pay for your two-bedroom?”, “How are they about maintenance?”, and “Are you planning to renew your lease?”. 

Residents assumed he had just moved in and was one of them. He told me how they clearly gave him honest and much different answers than they would have if they knew he was about to become their landlord. It is much more helpful than finding out “78% of respondents would recommend your property manager”.

Over the years, I have had and been informed of several similar techniques. Having information which is exclusive and no one can dispute can be worth thousands of dollars in your pocket.

Allow my team and me to find the strategies and techniques which help your next investment or client!

 

 

When A Broker Pitch Gets Taxing

 

 

I’m often amazed about how many agents and brokers I talk with that are not aware of new tax laws and regulations. The below linked article is another example, including thorough research showing the impact it is expected to have on different age groups. Being able to show a potential seller or buyer how making a transaction could bring a significant tax benefit seems like motivation to me.

A big part of real estate marketing is adapting scenarios to your client or potential client. They don’t have to feel like a number from mass marketing when there are ways to benefit from a specific situation they are in or could be in. Expanding the capital gains exclusion could make it “easier” on taxes and finances for certain homeowners to sell their property without major tax consequences. 

We have to be honest and understand that it is likely that the majority of homeowners won’t pay any attention to this legislation if and when it passes. That’s where an alert broker should come in. Chances are you know the age range and other things about people within your database. If you can show them the difference it would make by selling (or possibly buying) under the new tax regulations, you, at the very least, plant a seed with them. Undoing a single reason why the home owner hasn’t sold to this point that could change should be enough to allow you future engagement with them. 

Another example of how a little bit of research could lead to a lot of gain for your real estate business!

 

https://taxpolicycenter.org/taxvox/will-expanding-capital-gains-exclusion-unlock-housing-supply-evidence-who-benefits  

 

 

Making Buyers See The Demand

 

What I consider to be the most overlooked aspect of real estate marketing has just come across in the high level world of the Las Vegas economy. As the below linked article confirms, a leading CEO is taking issue with the perception of a “demise” being perceived by travelers. It appears to be the same trap which I contend that real estate professionals continue to put themselves into.

The CEO’s point is that despite the inflated prices for a lot of the major entertainment and recreation in Vegas, people continue to pay it because they see the value of the experience. Even though there may be fewer potential patrons than past years, the demand continues to be met. People see that a venue such as The Sphere sells out for major acts and prestigious golf courses are booked even at more than $500 for a round of golf. Concerts and a round of golf typically cost far less in other cities around the country. However, the experience in Las Vegas appears to justify the higher prices.

Real estate associations and brokerages COULD be taking this approach, but, as I have noticed over the years, fail to do so. A huge part of marketing is in the presentation. You don’t have to publish every fact related to a topic, when highlighting certain ones gets the point across.

My real estate example is every time I read a real estate association’s published report that “Home sales in (name of city) are down 5.6% since last year, with 842 homes selling in January”. A huge percentage of the audience reading that info interprets that (name of city) must not be as desirable if fewer buyers are moving there. 

If you disagree, read what the CEO of MGM had to say in the article below. He sees things the same way.

However, if the real estate association report merely stated that “842 homes sold during January only, the coldest month of the year in (name of city)!”, a bigger percentage of the audience would perceive an incredible demand. It wouldn’t matter to them that 950 homes sold there during the previous January. They could add in how appealing the market is if they can point out that mortgage rates were the same or higher during the most recent month!

It should be simple. If home sales are up from the previous reporting period, say it. If they are not, only issue the positive stat. This is the difference between marketing and advertising. I love working with valued clients, students, and connections on making their farm area or target audience look even better than the rest. 

 https://cdcgaming.com/mgm-ceo-says-narrative-about-las-vegas-demise-needs-to-stop/ 

 

 

It Didn't Even Sell At Auction

 

 

The failure of a rundown housing project in New Orleans to sell at auction, apparently because the expected minimum bid was too high, brings out some interesting points. As the below linked article shows, some officials are hopeful that a non-profit or organization with aspirations will take over. It will be interesting to see what effort is made for that to happen. 

Now that it is obvious that the property is overpriced, it is not likely a non-profit or civic organization could justify the expense, which would not include the costs for repairs. The interesting part is what officials will (or won’t) do to potentially make a purchase happen. Would they reduce the price by one million or more dollars to facilitate a sale?

Or, will they hang on to the property in hopes that the value would somehow rise, along with the real estate market, and generate the hoped for revenue?

There is the matter of the $11 million loan default which created this situation. Obviously, the lender and others involved need to recoup as much revenue as possible. However, there is also the reality of today’s real estate market. This seems like a situation from which numerous parties need to work together to create a more realistic opportunity. 

They have tenants in place living in less than ideal conditions, while the struggles negatively impact the surrounding neighborhood. It could be an opportunity for an organization or developer to be a hero.

Maybe it’s “cash for keys” and renovating or perhaps demolishing and starting over. Perhaps it is  making a refinance arrangement which would make assuming the debt affordable to a developer or GC which could turn the property around. If entities work together, something like that could happen and, even if it takes years, could solve the problems. The property could sit there and the struggle could continue if not. An entity willing to get involved could be “first in” for a significant opportunity. It takes the ability to do so AND the willingness to get it done. Worth monitoring to see what happens.

 

https://www.fox8live.com/2026/01/30/new-orleans-easts-troubled-willows-apartments-fail-sell-auction-with-5m-starting-price/