There is certainly alternative/subordinate financing out there that might be more accretive to your returns, but IMO that introduces unnecessary risks/headaches on your first deal.Re: a $3MM total deal size, that's going to be a bit tougher to hit your $120k/yr net cash flow after debt service number.

Especially because Denver has become a tougher market for investors, how is everyone else doing deals and where?

A lot of developers treat their info like trade secrets... which I understand.... it just makes getting hands on it that much tougher. 

Just for my own understanding, why is mid-construction loans tougher than a loan from the beginning?

Life Companies - Life co debt will typically have better terms than banks, but will come with tougher qualification criteria.

Complying with those laws when a dwelling is on the property is a lot tougher.

Obviously gets tougher as you get closer to campus. 

No, it's tougher to find such deals and it's too much involvement for someone who wants to be more passive.

I've looked hard on BP about Union City, and it seems to be one of the tougher cities for an investor from a municipality standpoint. 

@Meaghan SimonichThe different pain points vary from commercial type.Retail- Depending on if it essential, a lot of retailers are begging for rent decreases or can't pay at all right now, and for retailers that do not have a internet presence, it is making it tougher to compete.Self Storage- Keeping the site updated -security, more automated features for tenants (Pay by app/kiosk, automatic gates, maybe more amenities on site (wash station, air hoses, etc.)Industrial- Longer lead time to find good tenant.I wish I could comment more on some of the additional commercial classes, but these are the only ones I have experience with.