The best way to explaining this is for you to download an IRR calculator spreadsheet or build your own simple one and play around with one.For what its worth most deals I deem meeting minimal IRR standards is 13-15% but you have to dig a little deeper to uncover the real placements of cashflows and capitalization events... and then dig even deeper to verify the assumptions such as occupancy, rent increases per year, and what reversion cap rate was used.Again I don't look for IRR cause its manipulated a lot instead I look at total return on a 5 year basis.

These can seem simple but our great foundations for uncovering a great deal. 

Guidance from the city is a strong preference for a development that will blend in with the surrounding duplexes.

Do your best to find some lenders that are VA saavy to make sure you are uncovering all the potential benefits that are open to you.

LOLIf I was looking at the Ocean from the 18th floor in Waikai with a blended Mai Tia I'm sure I would singing a different tune,

I think with the right ideas, blend of realism, and marketing team it could be a project that earns a lot of money. 

The best way to explaining this is for you to download an IRR calculator spreadsheet or build your own simple one and play around with one.For what its worth most deals I deem meeting minimal IRR standards is 13-15% but you have to dig a little deeper to uncover the real placements of cashflows and capitalization events... and then dig even deeper to verify the assumptions such as occupancy, rent increases per year, and what reversion cap rate was used.Again I don't look for IRR cause its manipulated a lot instead I look at total return on a 5 year basis.

Is alternative financing something I should be looking to make my first deal happen or be patient and wait until my file suits A/B lendes criteria? 

I've found a few in recent months for clients, but they take more work and "look" different and might have to subscribe to different strategies or a blend of things to make it work.

Sometimes trying to save $50-$100 will cost you thousands in uncovered claims.