After my P.M. costs I collect $940 or so/month. 

You can list properties all over town but if not many are selling and just become withdrawn or expired those marketing costs can eat a new agent alive.

Blue Gate Capital strung me along until very close to closing and almost cost me the deal.

If you are going to raise equity, you appear stronger if you can originate bank debt at a lower cost than alt. lenders.

Even if it was $100k, 32 units would cost $3.2mm to build.  

I had few options so our cost doubled.  

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Id keep looking if it was not an approved short sale ( even an approved short sale takes a very very long time and theres no guarantee that you will even close on the house after months of waiting). q1)There are plenty of non traditional lenders that could offer you construction financing if the numbers make sense but it will cost you with points and a higher rate.

All else being equal, lower mortgage rates reduce the cost of ownership and, thereby, allow more people to afford to buy.

I just couldn't justify the cost of the program right now.