This entails building personal / working relationships with people successful in the field.

As such, it entails extensive time, experience, knowledge and risks not inherent in real estate INVESTING.

Buying vacant properties comes with a Roofstock guarantee, which entails them paying 85% of the market rent to you until you get a tenant, for up to a year.

Then once you id the city (bc of price and bc of fees to convert) then you can talk to drafters and contractor to see what construction will entail : single level - second level... attached - detached... etc Someone on here mentioned having a question about adding a second level to existing garage or starting over... 

Based on what data are you asserting this opinion?  

Typically, SFRs return / door is in the few hundreds while my simple 6-units exceed $500/door.I'm not a believer in your assertion of SFRs in general

I just made my own assertions based on what I physically saw and the conversations that I had.  

Before hiring, make sure you know exactly what their tasks entail.

You made an assertion that "The SEC issue is pretty much standard".

I've heard of TIC's for specific property ownership but I don't really know what those entail either.