To fill the gaps between new builds for our own account we are looking to do work for others.We are not well suited to the large volume / low return type of work (flip contractor, small remodels, etc.) but have the ideal setup and experience for new home construction, custom homes, small commercial and multi-family, and major remodels. 

We would love to be near Carlson Park but we are priced out and any chance for a rehab seems to be scooped up by commercial developers.  

I also went to undergraduate in PA and grad school in AZ, and in both locations large apartment complexes were being built, and the local landlords couldn't compete in one location because of over development by the large corporations.  

As to "(if) we don't run out of water" I'm betting that one of two things will happen sometime in the future, 1) it will be decided to pipe the Columbia river from Washington the way oil is currently being piped across continents, or 2) a process will be developed to desalinate seawater cheaply or a process will be developed to bring moisture out of the air which can currently be done on a small scale.

I would like to get into multi-family ... finding a nice deal on a 4 plex that cashflows nicely would be ideal.

Never understood why this area developed the way it did.

Agreed, these guys have assembled a few adjoining parcels and are looking to develop some time in the future.

Ever Since I got started investing in realestate I have been able to secure owner occupied financing which kept my down payment low which has been ideal.

They own about 900 lots in Jacksonville to develop still.

I am the Developer for this project with the intent is to turn an old factory into a 20-25 unit apartment building.