The low hanging fruit just completely vanished here. 

Targeting low hanging fruit that everyone else is targeting is madness :)

Your real estate analysis is yielding great fruit.  

@Brent AustinIt could just be a little gift basket or something of that nature. 

Everything on Kauai is an appreciation play--and frankly, I don't want all my eggs in one basket.  

I should have clarified that I already attend the BP meetup in Seattle, which is very fruitful and well priced.

Those of us who do this not only want the higher returns, but love the process and seeing the fruit of our labors. 

I do think it's good not to keep all of your eggs in one basket. 

I have meetings lined up with several local banks so I'm remaining optimistic - someone has to want to lend on this deal and hopefully I can start a long-term relationship that will be fruitful for both parties.  

If I go 1:1 I'd have to go into the luxury home market which does not tend to show a good returns, is susceptible to market swings and will put all my eggs in one basket on a property that can floor me if its vacant for a short period of time.