Lastly, several brokers and developers are trying to boost their leasing and sales with high-tech virtual-reality tours.TWiRPAverage US Rate on 30-Year Mortgage Rises to 4.08 PercentAverage long-term U.S. mortgage rates rose this week, reaching high levels for the year.

I think you're about to get 50 people telling you house flipping and/or development is not a hobby. 

M. has extraordinarily valuable Bay Area experience) ; 1031 into syndication; notes; flipping; better cash-flow in "less desirable" Bay Area areas;  new development for value add; convert to multi-family/condo; Partner for increased cashflow; short-term rental (vacation, executive); out of state; buying at a discount (probate, auctions, direct marketing). 

But the further you get into the overall risk profiles of real estate (meaning Core > Core Plus > Value Add > Opportunistic > Development) the less meaningful cap rates are, and the less they indicate risk.  

As you connect with sponsors that resonate with you, take the time to develop a relationship with them.

I haven't heard about what type of rollout of employment is to be expected, but obviously with such rural areas we will see a  increase in developments in the county and increase in demand of higher-end homes along hwy 79 towards Memphis.

My thought is that at some point down the road it may be worth much more to a developer who wants to build larger.

I understand the importance of getting experience through repetitions, but I first want to make sure I'm developing good habits as I "run the numbers" on properties.I often get "stuck," and doubt my accuracy on a few variables:1.

There are no development charges.

Develop a metric that works for you and gets you the returns that you want.