Far less risk than developing and you'll get cash flow immediately.

1031 exchanges have been interesting to me, although, outside of a DST, they still require active management.I received an invitation from a well regarded real estate developer to 1031 exchange into an acquisition they are doing. 

The target rate I often see on syndication sites is around 15-18% IRR (and sometimes higher for new development projects).

Most investors at these events are helpful and good people to get to know and develop a relationship with. 

The population is growing, there's tons of development opportunities, and a nice mix of industries - tech, healthcare, manufacturing, etc.

Add to that insurance costs, etc. and it's not looking good.However; what Trump can do that will help is to cut out some of the environmental regulations, etc. that drive the costs of development up. 

It explains the team that you should develop to have a strong foundation under you while investing remotely.https://www.biggerpockets.com/blog/core-four-real-estate-team

Traditional banks sometimes balk at it because they see it as riskier, but local credit unions or regional banks tend to be more open to it, especially if you can show a solid plan for development or resale.

Hey,So after exploring all the different options I have decided that my best best is to develop a multi-family in these areas.

I am local in Arlington and do pay significantly less than $200/pier but I have developed a strong relationship with my foundation contractor and give him multiple jobs a year.