I have ideas of the values, but nothing based on anything concrete.If I take out a construction loan, how do I pay for the construction loan during the process? 

That begs the question are you seeing similar in your markets with either single family homes existing or new construction?

My dad is a co tractor and has a guy for pretty much every modality in construction.

   #2 Most new construction communities prohibit rentals or severely restrict them through the HOA

Since you and your husband bring 20+ years of residential construction experience to the table, you already have a huge advantage.

Hi everyone, Currently working as a construction manager in Texas, always had ambitions of owning my own business.

Instead of buying existing properties and rehabbing them, the idea is to partner with a builder who constructs new rental properties, then refinance and rent them out. 

I am looking into residential construction companies and want to get an idea of the markets direction in the areas mentioned and start networking with investors in the area. 

This would be in central Jersey which is still a hot market as a result of record low inventory.I am planning to do this strategy since I want to put low money down (10%) on a construction loan and achieve a quick build to lower my holding fees. 

Likely the reason it cash flows on paper is due to a very large construction component that you might be underestimating.