The most sure path for local RE investors seems to be with a near term exit. 

A ground-up construction loan for a new investor on some vacant land would also be a no-go as you must be able to show successful exits (refinance or sale) from a few projects before that's an option.So, we need to be able to see funds in your account that can cover the down payment, closing costs, and some reserves left over that will allow you to start your rehab.• No entity to close in: Though an LLC/entity is not a must-have, it's a nice-to-have prior to seeking financing.

I'd start getting ready now or consider exit strategies.

While I’m not in a rush, I aim to strategically invest and grow a portfolio over the next 3–5 years to make a smooth exit from the corporate grind, as reporting to an office daily has left me feeling burnt out.What strategies would you recommend?

Reason is if you hold for 3 to 5 years before selling you still have 10 to 12 year primary ease for your buyer on exit to get best rates and term.

Iwhen underwriting we also want to know the exit strategy of the borrower to make sure they are not limiting themselves to a single exitExcellent!

In my research I've found that there are a handful of developers who are spending big money to renovate and rehab the downtown area and that the Scranton School Board is under new leadership, allowing the district to finally exit from its "financial recovery" phase.

A solid single will build your confidence and teach you a ton.Know Your Exit Plan: Have a backup—rental, flip, or sell later.

Acquire single family flip properties that can be held as rentals as an exit plan. (1 within the next 2 years)5.

Specialized policies, contractor recommendations, tenant screening, lease agreements, utilities, and exit strategies are also important.Good luck!