But for those with a longer term horizon, I have still been able to find a few SFR and Multi-family deals daily  that work quite nicely on CoC and 10-year IRR. 

Step 1: Get a job earning X amount of moneyStep 2: Get a second PT job earning Y amount of moneyStep 3: Get a third PT job earning Z amount of money (preferably this should be in the real estate field in some manner)Step 4: Wake up earlier daily, grind as many hours as you can, go to bed, repeat...

After All of my monthly expenses (mortgage, maintenance, utilities, allowances, food...etc) my net income is 3k, which I funnel into my savings as of now until its full funded.I also have $33k in my 403b.

Food for thought is that if you owned a property in Venezuela or Zimbabwe the inflation would have been far higher than 3%. 

Food for thought... actually McDonald's sounds good right now :-)Cheers...

We're in the process of a small commercial development, specifically ground up fast food development.

We're in the process of a small commercial development, specifically ground up fast food development.

Wanted to see if anyone could give me some lender/private money recommendations for build to suit ground up development for a couple national fast food/QSR retailers in the Seattle metro area.

You typically can get a Property Management Company when you work your way up to about 30 units and can turnover the property to them to take over the daily operations and you get monthly reports that are financial and occupancy involved.The smaller apartment complexes (starting at about 6 units) are often owned by individuals that are willing to give you the financing. 

So your final decision might be the answer you make on those 2 properties and any decision might be decided on the debt question of good debt versus bad debt.If you have any benefits by purchasing  an apartment complex as a controlled ownership and by benefiting from a Tenants in Common joint venture association that will contribute to an apartment complex purchase and allow your keeping control of that property on a daily basis regardless of your ownership percentage.