It looks like Kevin's and my markets vary. 

What tools or strategies are you using to stay ahead of the game?

The rules and payment standards vary significantly from one area to another, so familiarizing yourself with the local housing authority's procedures is key.

When I looked at prices recently they look like they've gone up quite a bit but I know they vary a lot depending on the neighborhood. 

My best advice to you, partner with someone who knows their market and has a solid game plan.

Person new to real estate trying to get in the “game” with little or no capital and trying creatively.  

And entitlement cost can vary greatly.. from say minimum 50k and you need the money to over 1 mil per project.. this simply is not realistic especially if you have to go to credit repair LOL..

I personally focus on DSCR investment loans and creative investment financing strategies, so I am happy to connect with you and talk about a game plan.

Also, do hard money lenders vary from states?

If you have ever played the Cash Flow Game, you are pretty much the poster child character in the game for a high-income investor.