I found they are easy to work with and your rightthe passive returns are 12- 18 % on B class homes .I run a appliance repair business in the bay area and this investment takes very little time .The group is truly educational with no high pressure sales tactics, so that allowed me to do additional research and go at my own pace.

The nice thing about Spruce is you can do it at your own pace and as quickly or slowly as you like.  

It also varies on a new project with what you have to promise to local authorities to get the zoning you need.I pretty much agree that most people should not consider new development but rather buying existing communities, but pricing on parks is changing and it might not be very long before some experienced and savvy developers will start new developments at a faster pace than the industry is currently seeing.Development is hard work and not for the faint of heart or inexperienced.

Tourists comes into the neighborhood, spending more money in the neighborhood, driving the need for more upscale amenities, driving up the desirability and ultimately, driving up Apartment Rental prices.The Rent Protected Renter who had lived in the neighborhood whose personal economics had not kept pace with the skyrocketing upward swing of the Economics of the neighborhood..... well, he's out in the cold, only thankful that his shelter is protected, but angry at the issues that left him in such a circumstance.It's a movement that I don't think anyone in the circumstances of the Rent Protected Renter can easily fix.

The way I have it planned out, I want to be able to wholesale 3-5 deals per month consistently (currently at about 1-2/mo), complete 1-2 rehabs every 45-60 days (not quite there, but getting closer), and as a broker, close 1-2 deals per month (need to pick up the pace to reach this goal).

Now that I can work on investing full time, I'd like to pick up the pace here in Texas.

As @Charles Worth noted, this knowledge is likely to be at an incremental pace rather than an exponential one.  

This is extremely fun and fast paced, as soon as you start meeting people and you get a good buyers list, you're off to the races.

I'm looking forwarding to learning more of this fast paced business and grow to serve my clients better to ultimately become an investor myself. 

In the meantime, knowledge of the local real estate market is increasing, relationships with vendors are getting established and strengthened and the measured pace ensures that ones enthusiasm and ability to borrow doesn't get them into a hole.4.