This year I may see if if I can get a construction loan to build 20-30 apartments, then refinance with an asset based lender. what markets?

You may qualify based on Market Rents or Lease Agreement.

I joined various internet marketing programs and mentorships to find ways to transition from my W2 job.

They would likely be able to confirm that your expenses are reasonable for the area or that your rents are at market rates.

I don't know how much you have but a build to rent triplex all in our market is 150k liquid normally with full return of capital in 9 months.

My first duplex was a turnkey, off market property.

It is not that good at the price point of DC or in my market (but better than my market).  

In the 2024 insurance market, CA is hard to place, so even though you could force them onto a single policy, it may be more economical to keep them separate.I'll send you a note with the carriers who can do this for you.

If so, this serves as a great example of how much the market has changed - if someone were to buy this property in 2025, it would have significant negative cash flow, whereas you have positive cash flow given the price point of purchase in 2021.  

I like the idea of a newer 4plex but they just don’t exist in my market.