Has anyone used or encountered underground detention with flex? Curios to hear your experiences if so. Thanks!

Has anyone built a flex industrial building using load-bearing CMU walls instead of PEMB? I'm considering this for our next project. Most jurisdictions in my market require around 50% masonry on visible walls anyway, so it seems redundant to pay for the PEMB structure and then add masonry to the outside. PEMB lead times have gotten scary, and costs keep going up with tariffs and inflation. With CMU, you could also paint the interior walls and leave them exposed, eliminating the interior framing. My sense is the overall cost would be pretty similar, but you'd end up with a more solid building. I'm attaching a few photos of a building here in Raleigh that used this approach, although they added brick veneer over the CMU, which I'd like to avoid. Anyone have firsthand experience with this? Curious how the costs and construction timelines compared. Thanks!

Anyone selling bonus depreciation to investors as part of their strategy? Here is an example of a small deal that I closed in April. Deal: 14,000 PEMB Purchase Price: $910,000 Equity Invested: $240,000 1st year depreciation: $175,807 -> see attached schedule from a Cost Seg Study That is a $161,350 difference in year one over the standard depreciation schedule. I know not everyone can benefit from the bonus depreciation, but it meaningfully impacts the IRR for me if I include the value of the tax deduction. Love to get your thoughts and insights.

Working on a new project and would love some real-world layout advice. I’m debating two approaches that both get to 44,000 SF leasable area: 1. One deeper building with back-to-back units sharing a central demising wall 2. Two narrower buildings with a shared truck/access court between them One building pros: Lower construction/site costs, less required brick cladding, and only one foundation/utility connection. Two building pros: Better truck access, more leasable frontage, and parking closer to each space. Target demographic is trade contractors, service providers, etc. I’m attaching examples of both layouts from a similar project. Has anyone dealt with this tradeoff before? Which layout worked better from a leasing or construction perspective, and anything you’d do differently? Thanks! Dave

I've heard mixed opinions on this, but have other developers had success building flex on septic systems? My concern is that it would limit users. However, many of the sites with sewer in my market (Raleigh) have too high of a land basis to pencil. Would love to hear any real-world input. Thanks!