.- The 203(k) will allow you to bid on properties that need repairs that won't qualify for a traditional mortgage => less competition => better purchase price.You will need to find a great local contractor you can trust to supply the required bids to qualify for the 203(k).- After closing, you can do some of the work yourself to save money, but the program doesn't allow you to pay yourself.You will want to buy a Class B property, maybe Class C+, in an area that seems to be improving.

I know the deferment period for capital gains is almost up, but what are the pros and Cons of an OZF vs a traditional 1031?

Typically most DSCR lenders follow a traditional 5, 4, 3, 2, 1, PPP or a 3,2,1 PPP.

With it being a difficult property for an investor to find traditional financing for, how would I go about assigning a realistic valuation for the property if we were to entertain a sale?

well you have your own answer there are no lenders for entitlements  there are JV partners like me for entitlements but its not at traditional lending rates of course as its all risk capital.WI funded 3 entitlement deals in 2024 in Loudan  county VA to the tune of 7 figures in cash. since my client does not own it its unsecured ..

While the traditional approach involves buying a multi family property, living in one unit and renting out the other - with rising prices and interest rates; others have considered renting out bedrooms as unit spaces. 

If not, you could always maintain 2 separate IRA accounts, one self-directed for private lending, and then another for your traditional investing.

This is not “student housing” in the traditional sense - even the vacancy risk doesn’t exist as it’s a 12 month lease / they work over the summer there, etc.  

Why would capital requirements be any less than traditional development? 

It’s refreshing to see someone leveraging both traditional methods and community engagement... it’s a solid mix.