Once you're ready, create a goal (e.g., "I will buy at least one single-family home, duplex, triplex, or fourplex before the end of 2019") and then do it.

You can go further and faster with others around you.

Private money lenders or construction loan specialists, on the other hand, are faster and more flexible, though their rates and terms will likely be less favorableFor a more rural area, local banks will almost certainly understand the market better, but connecting with private lenders who specialize in spec homes could provide more agility.

What are your ultimate goals in your future investment? 

I would start by finding areas you actually WANT to live and go from there.Picking a place to call home simply because it has a real estate market that you feel will fit your goals is a great way to end up miserable. 

Just make sure the numbers work for repayment and your overall financial goals. 

The goal is not to get the house back.

My goal, over the next five years, is to utilize real estate in lieu of my current hourly consulting income, by building a portfolio of rentals.  

(Cash Flow is my goal) Pros/cons, other creative ideas?

Investors want to hear good news fast and bad news even faster...