putting a fund together to do this. there Is one in Texas called Texas triangle fund who raised 25 million dollars and focuses on national tract builders. individual funds versus pooled funds. higher end of the market is riskier the land entitlement guys I know wouldn't touch these unless it's entry level homes and national builder that is selling. good to have the contacts. in my two markets in Columbus Ohio and miami the only one where you can do this is Columbus Ohio because of affordable land prices.

Partnering with local experts who understand zoning, permitting, and market nuances can help you avoid costly mistakes and maximize returns.If you're in a high-cost area, out-of-state investing can provide access to markets with better entry points and higher ROI potential.

I've been looking at NC and GA recently, trying to find some entry level and easy to maintain property, but there are too many areas and it's really hard to narrow down.

If you're starting with lower capital on the front end, Memphis would be worth looking into, as there are plenty of low-entry point opportunities. 

The market has a lot of strong points right now: affordable entry prices, great rent-to-price ratios, and high demand for rentals, especially in the Section 8 space.What’s even more exciting is the direction Detroit is heading.

If so, at what entry level is suitable.

Smart tech, such as fast Wi-Fi, streaming services, and keyless entry, consistently gets positive feedback, as do luxury bathroom additions like plush towels and rain showers.

I'm looking to pickup some multifamily real estate but the barrier to entry is crazy in my local market.

Low barrier to entry with cheap midwest prices.  

I do not individually allocate for the small items but the maintenance/cap ex worksheet contained the reasonable costly stuff like you mentioned then had an entry for all of the small items (bathroom lights in some of my locations do not last 10 years).