So the investment edge to take advantage of the increased demand is constrained by the duration of the time millennials delay home formation.

It depends, if you want to hold for the long haul and never pull cash out again, just get the loan and hold it for the duration, then a 30 fixed is the way to go.

The only reason to have a generator is if you don't have a permit, or if the job is going to be such a short duration that you'll be done before a temp pole would get connected (which usually takes... maybe a week).

HELOC 180K at a 3 year fixed interest only payment of 1.1% then will increase to 4.49% for the rest of the 10 year duration of the loan.

The biggest drawbacks to multi-family is that often you have to pay the water (single water meter for the building and thus no way to bill back to tenants as you can with single family houses), you typically have to maintain the yard, and your average tenancy duration is likely to be slightly lower (people who prefer to live in single family houses move slightly less than people who live in apartments/units in multi-family properties, especially once you are in areas better than 'C' quality).

We invest both passively as an LP in some deals but primarily we co-sponsor/GP syndications and are active in those projects.Since LP level returns seem pretty consistent (2x for 5 years and increasing with duration) I'm more interested in what range other sponsors are receiving on their end to better understand how different groups are using OPM.

Off the top of my mind, a lease option is one method to lock in a workable price for a buyer while lowering the seller's monthly operational expense for the duration of the lease term.

My plan is to A) Talk to a hard money lender about a shorter duration loan, perhaps a couple years, then do a conventional refi later or B) wait the 6 months :(

Very lengthy,  managing everything at each phase so it can move into the next phase. they say less than 50% of a project’s duration is the visible construction period on site. the essence of development typically involves pre-purchase, concept stage, purchase, town planning, working drawing and documentation, pre-construction, construction. 2.

I suspect that this scenario is similar for those use a short term, hard money loan as well.This means that we'll have two different loans with two different interest rates and two different durations, one right after the other.