I am learning a lot (books, speaking with realtors, bankers, etc.) and just need to pick a lane and get started. 

While the deal does not hinge on the ground-up phase, it could provide a significant upside.After consulting with the City Zoning Department and reviewing the dimensional regulations of the neighborhood district, it appears that my plan is feasible.

Not surprised by this trend and I expect it to continue.I'm picking up a new duplex in Detroit next month. 

And you have an "asset" in the hood, you can safely assume the appraiser will not pick the 5 best comps.

I hear things are slowly picking back up.

If you can pick up houses for cash, fix them for cash and hold them mortgage free then you do not need too many to get to 20k/month cash flow.

Pick up the phone, dial the number, ask them what you need to know. 

I picked the property up for $150k less than appraised value, but it still wouldn't cash flow with only 20% down so went ahean and put 50% down so that it would cash flow.

Next is Recovery, where construction starts to pick-up slowly and vacancy begins to decline.

Select a coach that has the specific skillset you want and then pick their brain.