@Karen Margrave  sry it refuses to rotate, but this is the new construction for florida and my area, as you can see theres almost none since 2005 in comparison to the 80's, but this resonates nationally for the most part so im not sure what to take from it, however im almost certain i wouldn't be prepared for a new construction on my fist deal

I have seen it many times when I was active HML.There is or will be a national hard money lender doing sub 12%.  

Better to go with a big statewide or national group or a mom and pop manager service?

I locate properties here in Indianapolis for investors across the nation.

Hello, Larry I am a Senior Mortgage Banker for a national mortgage company and would be happy to help you out with any of these transactions.

National lenders will be more restrictive and less sensitive the market area.

Foreclosures are up all over the nation and I believe that people will own so much money on these homes/multi familys etc.. that when they go up for auction, they won't be a deal because they simply won't be worth it because of the huge loans on them.

You might try the National Real Estate Investor Association website.

Dallas is great....but lots of risk..since it tops forclosure in the nation...the key is rentalcash is king...if you can rent it.... your money will come!

Good luck getting started again, I work in a National Commercial and Residential Title insurance as well as 1031 exchange, Lease Probe and Cost Segregation.