I have another great Small Bay Tour for you, alot of great ideas and execution here. This is the Celina Business Park in Celina, Texas. This beautiful showroom-style flex industrial development is currently under construction and is already leasing at an incredible pace. https://youtu.be/hhE6H72YPjU?is=FaY6KOow9YAfBVdh

I see many advertisements for steel buildings with installation included for around $10/SF. Here are a few images from their marketing materials. Has anyone here used this type of supplier? Is pricing at this level actually realistic? 40 x 60 = 2400 SF = 30K = Around 12.5/SF 24 x 50 = 1200 SF = 12K = Around $10/SF

started moving dirt today (well dirt for the silt fence, but its a start).

May have missed it on previous calls, but how are you conducting market research/feasibility reports when looking into new markets? Are you using software like Crexi or CoStar?

To build or not to build, that is the question! I’m not here to tell you one way or another is better for your investment or development plan. Installing mezzanines during the construction phase or passing along the responsibilities to the tenant/owner both serve in their own ways. In my experience, pre-constructed mezzanines have given developers an opportunity to increase their ROI by investing early in their property, buying the mezzanine materials and services in bulk, then selling their units at MSRP or greater. I have also installed mezzanines in 25-50% of a property to create talking points during a property tour and giving the prospective tenant/owners options and creating a story for their mind to dream about seeing themselves in that space. For me, as I managed multiple CapEx programs and cash flow in my former life, the answer here is: it depends. The discount depends on the scale, and the product type (structural steel, decking, labor, etc), but how that measures and fits within your risk portfolio as a developer is up to you and your investors.