@Kevin S.I am not sure if what you are describing addresses the OP's question. 

What you're describing is called wholesaling but if you're marketing the property as you said, and not just the contract, then you are really just brokering real estate without a license.

But the stuff that gets the most attention is exactly what you describe - the 10% that is flashy and promises quick wealth. 

In the positives, they describe a local news source as saying it’s a “buying frenzy” in the area.

From how you describe your situation, I don't think you'd qualify for the construction loan, they are very conservative on their underwriting.  

@Adam ZbiciakI've been pricing these in the high 8's and low to mid 9's for most scenarios, similar to as you've described here.If you have a larger loan, stabilized with good cash flows, strong experience with 9+ properties, and strong liquidity, I've quoted these in the 5's (at par) at 55-60LTV with a Family Office I work with. 

He delivered some supplies to Ashville , he said words cant describe how bad it is .

I would encourage Pace students that have had successful deals to post them there and describe in detail how they did it etc etc you will get a ton of traction from those..

Anyone can use the term financial advisor to describe themselves and many of these advisors are not fiduciaries and instead of recommending products that are in your best interest, they recommend products that give them a large commission.  

You should have clauses in the lease that describes what takes places if someone moves out, moves in, or tenants want to break the lease early.