You would likely have to do a ground-up construction for a design you are proposing.

Target ReturnsWhile target returns are crucial, these should be discussed only with investors—not brokers or others helping you find deals.Sample Investment CriteriaHere’s an example of well-defined CCC:Location: Primary and secondary cities in the Southeast with population growth.Type & Class: Class C garden-style or walk-up workforce housing with repositioning opportunities.Age: 1980s construction or newer (case-by-case for older).Price: $5M–$12M, requiring $1.5M–$3M in funds.Size: 100+ units.Cap Rates: Market rates.Roof Type: Pitched roofs preferred.Value-Add: Opportunities for improvements or better management.Why This MattersBy creating crystal clear criteria, you:Avoid wasting time on deals that don’t align with your goals.Build trust with brokers and partners by demonstrating a focused investment strategy.Increase your chances of finding deals that meet your financial and operational objectives.I'll be posting each chapter as I go through them so you can follow along from my notes and we can discuss different strategies.

We are looking for low maintenance (so primarily new construction or >2000 and well maintained/rennovated) single family homes.

I bet $1 this a bot. 

I doubt you'll make 11% with the S&P, but it is probably still your best bet.

Honestly, upgrading to a commercial-grade stackable setup like Speed Queen or Maytag might be your best bet.

I'm presently a facilities engineer by trade, who does some construction and maintenance for landlords on the side, hoping to get back into the private real estate game.

Your best bet would be to find a portfolio lender whose niche aligns with your investment strategy.

Many construction companies already have someone who does what I do and other contractors apply for their own permitting for their projects.

Quote from @Dan Grove: Some combination of cash to seller, closing costs, repairs, construction, paying off arrears, assignment fees, commissions.