In tandem, I'm continuing to seek partners to demonstrate what I can bring to the table besides just $.Thanks again.

Second, it demonstrates to others that you are able to close.

If you are looking at commercial lending it's much the same advantages in rates/terms, you simply need a good business plan, a property demonstrating good numbers or even some forced appreciation through value-add possibilities.I would suggest not going it alone.

----------------You've got to be formal, you've got to be classy, you've got to be personal, you have to think hard about how what you say could be taken by someone who is demonstrate that you know something about the property to express significant interest, you've got to mention in this market that you're not going to ridiculously low-ball the owner (even though, well, of course you'll try), you've got to mention that you can close quickly.

Narrow down, get ready to demonstrate that you can close, and start building relationships with them.

There's no specified time frame but you need to be able to demonstrate that your intent was not just to fix n flip.Other than that, if you qualify for an exchange then doing a 1031 from a Single family into a multi family is fine. 

Price your time in line with industry standards and create upside alignment with promotes, matches on your pref, and other similar types of deal structures that you can demonstrate encourage you to maximize the value to passive investors net of the risks you're taking.  

@Albert Guse  You can try under FHA loan if you can demonstrate that the bankruptcy was caused by circumstances  beyond  your control. 

Make sure the sponsor you choose has a well thought out communication plan that can be clearly demonstrated.

My spouse is her employer, and is willing to write a recommendation letter, so I know she can demonstrate stable employment.