Hi Johnny, I can help you work out a good scenario

I live in southbridge and actually work out at prime in oxford!

Use this experience to work out the kinks and build a strong, reliable team. 

While the arbitrage model didn’t work out as I’d hoped, it turned out to be a valuable learning experience.

If talking to more builders does not work out to join you on transaction #1+ and you have enough capital and heavy rehab experience along with a GC / builder doing the project many lenders out there will offer you a lower leverage loan for your first project on your own.  60% finished value and 75% LTC is probably achievable without a builder in your company for the loan. 

Just may not work out timing wise.   

But if you're living on site and knocking on doors to collect rent, could work out for you. 

Would need to be a very high priced zip code for the math to work out here.

Definitely open to single family if the multi family didn’t work out.  

In every deal there are issues to work out and it's up to you to decide if you want to resolve the issues or move on to the next buyer.