That said, I'm grateful for the alternatives you present--you're keeping the bottom line in mind, so I appreciate your help in exploring options that achieve the bottom line for the investors. 

Without the high leverage you reduce the top source of return in CA RE which is achieve via the appreciation on a high leverage property.  

Here’s our OPINION for the Metro Detroit market (use as a template for your target area!)

Again, interviewing multiple is a great way to figure out who would work best for you and what you're trying to achieve. 

I assume you’re going to have to target just accredited investors as the judge would make you give anyone else their money back.

HUD targets average rents for an area, so just like average school grades, this typically translates to Class C property rents.In our Metro Detroit market, the MAJORITY of the claims about getting higher than market rents can be traced to a Class D Neighborhood/Property. 

Best regards,Yaroslav @Yaroslav Shtogun what about a slight adjustment to the property line and executing a no build easement so that you're achieving the purpose of the setbacks?

Many investors use wholesalers or real estate agents who specialize in investment properties, or they directly target owners with distressed properties.5.

I never go off of a flat percentage on anything, I analyze the costs to get to a specific return I target and analyze the risk that is involved. 70% may be an initial metric to see if it is even worth pursuing, but every deal should be evaluated independently based on costs, time and risk involved.

Detroit is very block-by-block, so knowing the dynamics in the area you’re targeting is key.2.