And while I agree that debt is often the cheapest form of capital, if you are looking at a project that involves some form of value-add business plan, you can always refi either when rates come down or you have increased the yield on the asset to exceed your interest rate.But like Stuart noted, for many groups, even the most seasoned syndicators, raising call cash for their deals is effectively impossible.  

No matter whether you are looking at commercial or residential property, the deals that “pencil out” at OFFERING price are few and far between these days.  

Is there anybody doing PadSplits there who's willing to get on the phone or a zoom call with me?

No.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

I think starting to work with an agent sooner rather than later is a good idea, so I'll start putting together a list of questions and making some calls. 

Only certain ones have a seperate desk (beyond the DMV), called index services. 

Quote from @Zachary Kessler: Hello all I’m currently hacking my house that has an ADU dwelling that generates income, I bought this property intending to leave and rent the house that I currently reside in (2 bed 1 bath) I currently have a very good interest rate locked in here from 2022 that I don’t want to lose or have my mortgage called due from leaving here, I live here for very cheap with the income from the ADU.

So, now rather than it being a "legal" issue, you just call the police, they are forcefully thrown out. 

I just don't want to start working with a realtor and waste time and end up with no real solid prospects for buying.