Especially for the cost.

Without this workout, the down payment requirements, current levels of interest rates and cost of the transaction would not be incentivizing enough to for investment. 

I get that labor costs (along with everything else!)

We needed to build more there but the cost to build has doubled and the return is t sufficient.

I would be cautious on the value add opportunities as the capex can be very expensive, but since you are developer you may might have an edge with figuring out these kinds of costs in your due dilligence.I've been working on building relationships with brokers. 

You have to put 5% down vs 3.5% down, rates are usually higher, but if you have strong credit, your PMI cost can be cheaper than that of FHA loans. 

Hard money typically refers to a company that has it's own underwriting guidelines, rates (9% - 15%), costs, draw process ect.

Variable cost and CapEx are where I see most investors make errors on their Pro Forma.  

$10K savings to you or higher cost to you? 

I know that i could buy my next multi family property as a primary residence close by move in, rent half live in the other and than rent where i am now which would cash flow upwards of 1k monthly, or i could buy another multi as strictly an investment property out of state which would be a lot cheaper (taxes and cost of property) and a lot more landlord friendly laws than New York, i guess i’m just undecided on which route i want to take and I’m trying to weigh the pros and cons of each scenario.