I've only done 6 new construction builds ( ADU's ) ranging from 500-1200 but all seperate properties.There are also two other 0.48 acre lots (that were never merged together) adjacent to the current large lot of 3-ish acres to make this a total of 8- 0.48 acre lots when/if these do get reverted to their original size. 

@Erik Estrada We are looking in the 12-30 unit range.

Hey there Jonathan, did this just now but doesnt tell me apartment numbers or a range of numbers. 

The course/mentorship programs range from $18,000 to $35,000.

The special allowance for active real estate losses is up to $25,000 in otherwise disallowed (passive) losses, and the modified adjusted gross income (MAGI) phase out range is $100,000-$150,000.

If we assume expenses are around 35-40% of the gross rents, NOI could be around the $30k-$35k range.

It has been suggested to go the route of an Expediter to facilitate - they charge in the range of $3k to $6k for this. 

The house is in good condition, AC and roof are 5 years old.Generally I keep $2000/year towards maintenance when I buy houses that are 5-15 years old in this price range.

The property prices that I'm looking at are all in the sub-$150k range.

Given your need to avoid personal guarantees and collateral, consider the following institutions:KeyBank: Headquartered in Cleveland, KeyBank offers a range of commercial banking services and has experience with international clients.