Mark Latuszek's Blog Posts

Mixed-use buildings can be great investments, but they also get discounted quickly when leases aren’t structured properly. Buyers look very closely at mixed-use leases because one poorly

For many long-time apartment owners, retirement doesn’t start with the question “How much is my building worth?” It starts with a different one: Do I really want to keep doing this

When buyers or lenders talk about an environmental study, they’re usually referring to a process that can unfold in up to three phases. Not every property goes through all three. In fact, most

Security cameras have quietly become one of the more practical upgrades a property owner can make. They’re no longer just about recording incidents after the fact. When used correctly, they

Occasionally, a buyer will ask for an environmental study as part of their due diligence. When that happens, it can sound more serious than it actually is. In most cases, the request is about

Many owners of 2–4 unit buildings live in one unit while renting out the others. When it comes time to sell, a common question comes up: Can I still do a 1031 exchange if I lived in the

Noise complaints are one of those issues that almost never arrive cleanly or objectively. You rarely get a neat explanation of what happened. Instead, you get a frustrated text, an angry voicemail,

Most landlords are familiar with the “3× rent rule.” It’s commonly used as a quick way to decide whether a tenant can reasonably afford the rent. The idea is simple: a tenant

Screening tenants isn’t just about a credit score — it’s about understanding financial responsibility, rental history, eviction records, and criminal background so you can make

A common misconception about a 1031 exchange is that depreciation “starts over” on the replacement property. It doesn’t. Depreciation continues — but it does so under a set

This question usually comes up when an owner is staring at a big bill and wondering, “Is this just upkeep, or did I actually improve the building?” The distinction matters for taxes,

A Delaware Statutory Trust (DST) can hold many of the same property types investors are familiar with in traditional real estate. The difference is not the asset itself, but how it’s owned and

Co-signers and guarantors are a common part of tenant screening in Chicago and Cook County, especially when an applicant has limited credit history, shorter employment tenure, or income that falls

When comparing two multi-family properties, the only way to do it fairly is to calculate NOI the same way for each building. If the numbers aren’t computed consistently, the comparison becomes

One of the most common mistakes landlords make today has nothing to do with rent amounts, maintenance, or tenant screening. It’s notice timing. Chicago and Cook County both require

A 1031 exchange allows a real estate owner to sell an investment property and reinvest the proceeds into another qualifying property while deferring capital gains taxes. What makes the process

Most Chicago Residential Landlord and Tenant Ordinance (RLTO) violations don’t come from bad landlords trying to cut corners. They come from owners doing normal things the way they’ve

Abandoned property usually shows up at the worst possible moment — after a tenant disappears, after an eviction, or right when you’re trying to turn a unit. The instinct for many owners

In Chicago and Cook County, landlords do have the right to enter a tenant’s unit — but that right is tightly tied to notice and reason. Most problems around entry don’t come from

A recent rule change tied to the National Association of Realtors (NAR) settlement has changed how real estate commissions are handled, particularly the long-standing practice of brokers

A Delaware Statuary Trust (DST) is not an open-to-everyone investment, and that’s intentional. DSTs are regulated real estate securities, and participation is generally limited to

If you’re evaluating a mixed-use property in Chicago, one of the first questions buyers ask is whether the commercial space is legally allowed to operate the type of business it’s

More landlords are asking whether offering free internet as part of the rent actually adds value to a property, or whether it simply adds another monthly expense. It’s a fair question,

In a 1031 exchange, the term “like-kind” causes more confusion than almost anything else. Many owners assume it means the replacement property must be similar in size, use, or appearance

Emotional support animals tend to create tension because they sit right between landlord rules and fair-housing law. Many owners have clear no-pet policies, pet limits, or pet fees that work

Use these direct links to look up taxes, assessments, recorded documents, permits/violations, zoning, and other common property due-diligence items. ResourceDescriptionTax Bill Lookup –

In Chicago, many landlords choose non-refundable move-in fees instead of traditional security deposits, not because deposits are illegal, but because they are heavily regulated and come with real

Most owners ask this question because they feel the market has changed — interest rates moved, rents went up, taxes jumped, or repairs piled up — but they don’t know how that

In a mixed-use property, buyers pay far more attention to the commercial lease than many owners expect. Even when the residential units are performing well, a weak commercial lease can significantly

When you sell a commercial building, you may hear your CPA or attorney mention the ACA tax. This refers to the 3.8% Net Investment Income Tax, which was created under the Affordable Care Act. 

Cap rates and interest rates are closely connected, even though they measure different things. Understanding how they relate helps explain why property values rise and fall over time.A cap rate is

A Delaware Statutory Trust, usually called a DST, is a legal structure that allows multiple investors to own fractional interests in large, professionally managed real estate without directly owning

A 1031 exchange is a tax-deferral strategy used when selling investment or business real estate. Its purpose is simple: to allow an owner to sell a property, reinvest the proceeds into another

Month-to-month tenancies feel flexible, which is why a lot of landlords assume rent increases are simple: “I’ll just give 30 days’ notice and move on.” In Chicago and much of

Yes — landlords in Chicago and Cook County can charge late fees, but the amount, timing, and structure are regulated more than many owners realize. Late fees are allowed, but only when they

If you’ve recently called a Realtor to see a property and were told you need to sign a form first, you’re not alone. For many buyers, this feels unexpected and confusing. The important

For many landlords, pets are one of the most common—and most frustrating—decision points when screening tenants. Allowing pets can significantly expand the applicant pool and reduce

Effective January 1, 2026, the Summary of Rights for Safer Homes Act requires landlords (owners of the building or someone working for them to rent residences) to provide a summary of rights to all

Mixed-use deals don’t usually fail because the price is wrong. They fail in underwriting, after everyone thinks the deal is solid. That’s because lenders look at mixed-use properties

Most landlords look at a credit report and go straight to the number. The FICA score. It feels objective. Clean. Easy to compare. But while the number matters, it’s often misunderstood and

In an era where headlines focus on large apartment complexes, institutional buyers, and shifting lending standards, 3–4 unit buildings continue to quietly outperform as one of the most