We used traditional financing through a bank.

Pretty much the same that's happening with traditional real estate investing, which is causing the prices to rise. 

Enjoying the training and happy with my choice of brokerage BUT part of me wishes I had one serious mentor type to go right to with all my questions.

A traditional commercial loan for an apartment assumes about an 85% +or- occupancy rate.

You could even go with 12" granite squares for a lot less than a traditional granite countertop. 

@Joshua Feit we made our choice in cleaners for a similar reason.

I have few projects and I'm looking to start using traditional loans rather than hard money. 

I would narrow down my choices based on specific set criteria, then take a trip (week end trip) to places I would like to invest, meet with brokers, agents, property managers ... etc.

You still have several options, depending on if you want to invest directly in individual properties or be a bit more removed:Full-service turnkey investment: Should be mostly passive after you do your due diligence and pick a provider, but don't skimp on your homeworkYou choose which props to purchase, but have no control over tenanting choices, some say in large maintenance expensesAvg cost for solid B/B+ prop in Birmingham (and some other markets but this is the one I have data for, since it's my market) is about $100k per door; you'll pay market price for a tenant-ready, fully rehabbed propertyPartnering with someone who does the on-the-ground stuff while you provide capitalCan be passive if your partner really knows their stuff, but more likely you'd be fairly involved with the choices madeMore control since you call the shots with your partnerYou can pick which markets and price points you're interested inPotential for higher returns (ie buying distressed and then forcing equity through renovation) if your partner is experienced and can execute consistentlyInvesting in a syndicateMany investors pool funds to invest in much bigger projects like commercial space or large MFRs, or in larger portfoliosVery passive, investors are not responsible for project vetting or management, but you have no controlMay have higher bar for entry, some syndicates require large investments and you'll need to have liquid cash on handBuying shares in a REITLike an ETF but comprised of real estate investmentsVery passive, but no control over which assets are held in the fundHighly liquid, easy to buy and trade, lower bar for entryEverything is a trade-off between passivity and control, time and money.

Zoned business and residential.Your choice to make this your beautiful new two bedroom home, office, or combination. 6 Meetinghouse a great place to call home.