That is relative, of course, but to expect rock bottom rates and prime terms is not realistic. 

As one might expect, there is a real tool here but it's more for niche problems than for widespread use.

Positive Home Value Growth ForecastWhile the pace of home value appreciation is expected to moderate, Zillow forecasts a 2.8% increase in Buffalo’s home values for 2025, indicating continued market strength.In summary, Buffalo’s combination of strong job growth, relative affordability, limited housing inventory, strategic location, and positive home value forecasts solidify its status as the nation’s hottest housing market for 2025.

We are currently charging $1300/unit/month  and expecting to be charging the same this coming year.

The next several years are expected to be in a normal range of appreciation between 3.5 to 5%.

People house hacking have far different expectations than someone buying properties with cash. 

A and B tenants, usually need more hand holding and expect more because they assume that they are entitled to it because they are paying so in rent. 

You can expect that you will be required to build roads, sidewalks, storm water control, utility taps, street lights, street trees as well as recreation fees as part of the development process. 

Otherwise, you'll have to go for a hard money lender and expect 12%+.

What are the costs for the value adds, the expected hold time, and the expected sale price?