I have yet to really look into commercial, but I'm trying to keep this to 20k to spend to keep the common investor involved.

However, The San Diego market is much more difficult to get involved in.

I was/am involved in the development of a roughly 5 acre parcel on Kauai. 

I've been a part of some of these deal and the psychology of everyone involved is fascinating. 

I'm involved with buying the first rental property for our daughter.

Even the breakdown of material costs by square footage.

Remember that title insurance involves multiple parties.

Most conventional wisdom/lessons learned are to the tune of not over leveraging, and any discussion involving >80% LTV seems to create a sense of nervousness (I am making a generalization here).

We haven't designed the houses yet, but I'm estimating 1,600-1,800 sq ft.I guess what I'm having the hardest time estimating is the assorted fees involved.  

I know you can gross more by using Air BNB, but how much more can you NET and how much more of your time is involved.