I'd work on a strategy that returns my capital guaranteed. build to rent direct with ground up developer does this.

That being said, I've been moving into development.

Current Construction Co. and Resolute RDM have acquired this development project in Lebanon, MO.

Quote from @Marcus Ball: After struggling with local rehab properties in California, I switched to build-to-rent developers and chose a 1031 exchange.

Lived in Columbus for 13 years, 600+ transactions, development experience, new builds, 40+ rehabs, DM me if you want to know about the market. 8+ years on the forums advertising and building relationships with investors in almost every state.

I've had a long career in community development and have a lot of bank contacts that would likely be interested in investing, but I'd need to prove the concept first with an initial fund (there are also a lot of other community development tools that could be leveraged to maximize and scale this).

Zoning Ordinance ExceptionsSome properties in the target zone don’t meet the minimum lot area or width size requirements under the zoning ordinance, yet houses exist on smaller-sized neighbor lots.How could these properties get approval for development?

I would confirm this first.Otherwise, I just use Excel and develop my own pro forma from there.

Harder to liquidate, amplified results if you fail, and cash flow less.Pull a list and cold call, or develop relationships with brokers.

There is well developed  case law that points to a guarantor having to receive a benefit in order for the lender to hold them accountable in the event of a default etc.