For the multi-family, lenders typically count about 75% of projected rental income toward your debt-to-income ratio, which should help if the property is cash-flowing.

Have one subdivision project going to market this spring.  

Not only for the census ending in 2020 but also the projected population from 2020 to 2025.I agree that population increase is important and should be factored in when analyzing a property. 

You definitely need to have your ducks in a row using a HML to get the project done quickly, on schedule and on budget.

Once you complete your first project, you'll gain experience and confidence!

this is my current project that I own.. www.ivyridgeestatescanby.com 90 homes 700k to 1 mil. 

It might be best to consider wholesaling it and letting someone else finish the project, break even and move on.

That should really be the deciding factor...is it necessary and a large enough project to include the permit process?

I was drawn to the accessibility of their projects without needing to be a FUND, along with the extra benefits that come from their large-scale output.As an investor, my priorities are finding good deals, investing in landlord-friendly markets, and transitioning to new construction properties.

If you're working on other projects during that time, it could create an issue, as it would for any employer.Why not be upfront with your boss and let them know you're planning to get your real estate license?