When purchasing all cash on the same deal it's a lot more difficult to get a similar COC return, the numbers aren't even close. 

You can probably do it in areas without zoning or farmland, but it is very difficult in a traditional residential zone.Your best bet is to look for areas along busier roads that are currently residential and turning commercial or already turned commercial with lingering residential.

We will be structuring our deals as  506c meaning only accredited investors can partner with us. I mainly  focus on properties with Add value potential in Tulsa Ok. The city is growing fast and many companies are comi...

But, as others have said, cash flow in this environment is tough and for new investors, they can be baited into cash flow now which means more difficult tenants, lower C to D areas, and expectant capital expenditures.

The better the ltv they're lending on, the better their terms.In order to do it yourself and assuming its your first new construction deal, your most difficult obstacle might be finding a lender that will do first time investor/construction. 

Additionally it would be more difficult to get approved for the the full second position HELOC since you would need to factor in the HELOC and mortgage payment into the DTI even though you would only owe 47K on the mortgage.  

Re-habing a house from scratch is very difficult, we are doing it by ourselves which is even more difficult but enjoying the process and learning.

Makes the cashflow difficult at times, but so far I am making it work.I'd say, if you can still make it work there, keep doing it until it doesn't.

Like anything worth doing, real estate is a difficult but worthwhile endeavor that requires a lot of discipline, time and a lot of savings when you are first starting out. 

@Jordan D'Silva very difficult to anticipate/predict changes in national and local economies, politics, etc.Detroit has been on a 10 year run, that just seems to be getting better & better overall - but, there have been multiple potholes in the journey and there will be more.