It is worth mentioning that my journey into real estate commenced without any formal education in the field; rather, I relied predominantly on extensive research and avidly consumed the invaluable insights shared through the Biggerpockets podcast.With each venture, my interest in real estate investment continues to grow, fostering a profound desire to acquire more properties.

Also, remember, I obviously know nothing about your property or area, so I could be wrong and please don't rely on what I say

You could certainly dive into a new build cold turkey, but you are then relying on your team very heavily to make it a success with little ability to self assess progress etc.

Many on BP are relying on paper equity in C/D stagnant neighborhoods that will never be realized.

Just remember, each option has its own pros and cons, like relying on personal relationships for private lenders or dealing with less conventional terms in creative financing.

What I can assure you is that if you're using a broker, and not communicating directly with the lender, there's definitely a chance something will be lost in translation.  

If you are an out of town investor then I fear investments in this neighborhood (and those like it, Toledo has several) will result in an overall portfolio with higher-than expected wear-and-tear, lower resident financial stability directly translating to shorter times between re-leasing events, and I am curious how much higher the values can go (From $60k pre-2009 to $8k when I bough and I am now steadily see $60k listings again...even a $90k one!).

Do not rely on it for legal advice.

By no means would these be exact estimates and they should not be solely relied on but with high level information, I think most sponsors would agree that they could provide feedback fairly accurate assessments within +/- 5%. 

If you truly want professional advise to confirm what the other forum is telling you, or to assist with your own research, I would suggest paying for a consultation with a CPA rather than relying on that of a free/public forum.