Majority of my target market is International Students, serious about their Studies, not interested in causing issues.

The advantage to doing a few lots for a duplex or quad plex at a time would be it’s easier to sell a few in a limited time than 9.

While cash flow can be limited within the downtown area, there are still excellent opportunities for cash-flowing rentals in surrounding regions.

great alternative to small time investors with limited capital.. doing 20 though would be quite a bit of work.. selling coaching has basically zero liability when you start to manage investor capital your liablity goes up a ton in the unlikely event of a water landing..

Study the market.

I am a firm believer that most of the reason is between our ears, and the potentially crippling self limiting beliefs are the biggest problem.

Using cash is great if you want to keep all the profits, but it can limit your deal flow. 

So yeah, my sympathy potential is VERY limited.

If you finance conventionally you don't have that limitation, but you can set your own goal. 

Further, Neal also announced last night that he is making a limited partner investment (cash injection) into the project, even as he gave away all of his general partner shares to a deserving partner.