R 10 and R 15 are scooped up by developers quickly .

obviously that can get pricey and is why joining a team or established brokerage can be so helpful.I was lucky enough to have a family connection that is an established boutique commercial broker, and he was in his own words "drowning" and needed help. 

And a contractor.

Find deals and use the private money to purchase  and flip them.

I like to look for locations that are good, and that I’d feel safe and comfortable living in if I was a single woman with a couple of kids.

Since you’re focused on buy & hold multiplexes, consider networking with local investors, refining your underwriting skills, and researching markets with strong cash flow and appreciation potential.

Michael,Construction loan programs are fairly simple and in some cases the answer to little to no inventory.

They are legendary, and expensive. 

@Frank Alfano agency debt is very competitive (75-80 ltv, non-recourse, fixed-rate etc); you can syndicate and raise the equity portion needed from friends and family, provided you can market and lead the project.

I've been seeing stuff about great apps and tech that make things easier and almost seem doable.