Good point, if you have plans to sell in the near future, could be better to wait.

It freezes constantly.  

If the lot is at or near 6,000 sq. ft., there’s a strong chance you could legally convert to a two-family.

Preferably out of state near Charlotte NC where our daughter lives.  

While sophistication of your equity partners (private money lenders) will vary between residential and commercial, the principle of raising private capital is the same.You need to develop your own system which allows a constant stream of PML even when you don't need the funds and/or don't have an active deal under contract.For example; I raise private capital by offering free educational workshops for people with self-directed IRAs.

However, I constantly see syndications advertising very attractive return.  

I know in my area they can require it, and we are nowhere near as strict as NY. 

Currently, I'm analyzing different markets to see which one will best match my strategy. I have a cash flow heavy, modest appreciation strategy. I'm noticing there are some really nice cash flow markets in texas, some...

.: I live near Nice France half the year.

Are they located in a touristy area or near attractions?