The 5-10 it gets heavier and a lot busier, and 10-15-20 it really is untenable to self-manage especially if this is not you main business like a person buying their own rentals and building it like a small business. 

Turns out the theory was right, but the decline has been even steeper.You might be able to predict whether a future market will be better or worse than the current one, but predicting how much worse or better is nearly impossible.And don't even get me started on how sponsors could be manipulating purchase cap rate, whether intentionally or unintentionally, by reporting pro-forma caps, non tax-adjusted NOI, and so on. 

And a lot of old school GCs may not have the ability to take a CC and may not care to learn how to...Main question is: why do you want to do this?

The structure is mainly appreciation-based, which minimizes tenant and maintenance risk. 

I dont personally have a heloc all my real estate is paid for and I have no  intention of mortgaging any of it.  

@Chase Calhoun mainly we work with local builders but we have also purchased from the regional builders as well.

I live in NYC and started investing in Buffalo a few years back, mainly for the reasons that you mentioned. 

My main concern is the interest rates being so high now as to whether what I'm hoping to achieve is really even possible. 

I focus mainly on buying deals and working with partners for said deals. 

Curb appeal for higher-end properties will be much more important, especially when it comes to marketing - most ads and main listing photos feature the front of the property.In this case, I would consult with a professional - i.e. landscape designer or stager.