Start by reading the Ultimate Real Estate Investing Guide: https://www.biggerpockets.com/guides/ultimate-real-estate-investing-guide/introduction2.

@P from prior topic, use this to understand the capacity in your market and your best options. 

Buy of course banks won’t use “gift funds” and I don’t want to wait 60 days to let season.

An even stronger indicator is that I am getting more and more orders to do BPOs (broker price opinions) for "banks".

@Mike Levene cost to build per square foot is $200-$300 depending on finishes.So, you can start with that.

You can even connect with local HR teams and offer small referral bonuses to get more bookings.

I used to believe that the limit is $500,000.

Big kudos to @Eric Jones for sticking with this.  

Campus housing has been under tremendous headwinds for the last 4 years.These properties were sold with extremely aggressively optimistic projections, as well as a price that represented a significant premium to fair market value.So sorry to hear about your investment.Crew Enterprises DST Investors with suspended distributions please PM meSince posting this I have learned of a 7th Crew property.

Well this is going to be more mandated by your investor base than anything a mentor can help you with (i.e. there are groups raising money targeting low double digit returns, with limited cash flow, and other groups that need to show mid-20s to get investor interest).Lastly, if you are looking at a mentorship: really hammer on HOW they will help you be successful.