I'm looking to either transform single family with high Sq footage to 3-4 units.

I fell into the returns trap in the last market cycle and learned my lesson.This happened in every industry, and it seems as if they are reporting the real estate deals more.

The banking industry and mortgage industry put on a full frontal lobbying assault with the result that the Garn - St Germain Act was GUTTED.  

For years, economists have been telling us there are 2 problems in the housing industry 1. not enough supply (especially for first time buyers) and 2. potential buyers are struggling to build down payments thus leaving them as renters long after they should be able to purchase homes.Will this cause prices to increase?

I would love to hear how others dove into the industry!

Plus the industry is always changing.

People who are active real property investors, or work at careers in the industry, will occasionally come across a deal that lends itself to making a quick fee by flipping or wholesaling the deal to another buyer.  

Their policies are full of legal and industry terms that can be difficult for the layperson to interpret correctly.

I think what folks are trying to advise here is that you need to make sure you're dealing with an agent who knows policy language, has good experience in the industry, and knows how to help you and protect you at the same time.Hope you find this helpful. 

I've developed a few sites that were 5 acres plus industrial builds.