Some banks required us to get full apprasial if loan was over a certain amount 500k. 5.

Invest with syndicators who have a narrow niche and proven track record.For example, if an operator has done 5 or 6 workforce housing value add deals in Dallas, and they are offering a similar deal now, that would be encouraging.if however, their current deal was a brand new luxury Class A building in Charlotte and this was their first acquisition in Charlotte and their first class A deal, as an LP I would pass.Find operators who do one thing and kill it in that space.Find operators who own or have gone full cycle with similar assets in the same market.For example, my firm, Spark Investment Group has a very narrow niche - sub 100 unit MF or BTR in Greenville SC.

They do not offer every bank or lender out there or the lenders would never get a lead.When I say FDIC what I mean is "Fully Delegated" and not just Full Eagle where FDIC Mortgage banks have better rates (which they do) because  retail it's or wholesale and not selling the loan to meet a branch bucket or Loan officer compensation plan.

I sat out the boom bust since 2008 and focused on returning to full health after a spine injury.

.: It sounds like you have a great system down, and I am sure that you can find some handymen that are in the area doing part-time work and then working at a day job that could be pushed into full-time work on your properties.

Have about 50k I would invest (access to more), with excellent credit and good income too, from my full time job.

Full mud set pan and custom tile to the ceiling upgraded glass and shower heads  Rain shower if market will absorb. it. 

Rates can be very similar to those of conventional financing (Fannie/Freddie - full doc loans that you will need to prove income to get), but typically a little higher than conventional financing. 2nd - Networking and partnerships! 

Owning real estate can be a full time job at times.

My favorite was a hoarder house full of trash that took me six months to turn around, but it turned into a killer deal that earned me a 600% return.