I noticed that many of the same lots around my property are being resold, but the market is extremely soft.

That gives room for soft and hard carrying costs leaving meat on the bone.

(Roughly the ballpark I'm looking at)I have options, I have a LOC and I could potentially get a HELOC/HEL.I could get P2P lending for the downpayment and then take that money to a conventional lender.My house is in my name, but my wife could get a FHA loan and shoot for a Du/Tri/4-plex (This would go above the 50k soft limit of course but I am concerned about the down payment rather than getting the loan itself.)I could get a hard money loan for a few points, use credit to fix and flip, or get the hard money loan and hope to find a conventional lender after the place is fixed up with tenant in place.Along the FHA route I could do a 203k to fix a place up (Especially the before mentioned 4-plex)I could try to find someone who is willing to do seller/owner financing and cut the bank out entirely if possible.On the other hand, I could do a few wholesales to build up some capital...The problem is, I get nervous and can't talk confidently even about things I am deeply passionate about.

Every brush stroke is part of the painting.  

Soft closing cabinets- I feel that these save the cabinet's lives ...5.

@Richard Potts- Dig BP gold mine deeper to get gold out of it, their are constraints hard and  soft.

There's a lot of buzz about properties that were bought in Brush Park and other areas like West Village that have had some unbelievable returns in the past decade.The local guys that have built some pretty tremendous returns in Detroit are doing turnkey flipping.

I have a soft spot for towns that are walkable, good schools, great main street and public transit...just like every other homebuyer out there!

Incredible deal-making conference.This is what every retail needs to see in order to properly assess the viability of a prospective retail site:-Signalized corner, soft corner or mid block-Visibility, frontage and signage -Parking -Ingress/egress -Traffic counts -Population density in a 1, 3 and 5-mile radius -Ditto for median household income -Ditto for ethnic breakdown-Ditto for population growth rate -Ditto for residential and commercial development projects in the pipeline-Proximity to complementary national retailers-Proximity to direct competitors -Proximity to existing locations in the trade area -Lease structure (absolute NNN, modified NNN or NN for build to suits/reverse build to suits; or ground lease) -Rental rate -TI allowance, if any, for aforementioned BTS/Reverse BTS leases

If this is for your primary, there are some "soft" hard money lenders that do Owner-Occupied loans, so that should be your first question - as most do not.