Another issue is that the price of gold is suppressed by the government.

Sure, a big IRR is sexy and we can use it in our marketing, but you have to balance that with the equity multiple, other potential investments (or lack thereof), where you're at in the market cycle, and your investor's risk appetite (which changes throughout the project life-cycle, with the market).   

@William Coet there are a variety of reasons at play and interestingly enough for the past 2 years or so I am getting $700k per SFH partially because they changed some of the regulations specifically for people with developmental disabilities where they now want the SFH to have Fire Suppression systems and sprinklers as well as ADA requirements.There was a few lawsuits in NJ that have really helped make affordable housing possible.

I live and invest in Pottstown PA, not too far from you, and I think it really depends on how hands-on you want to be with your investing.You can add value to your investments by doing work yourself - finding and negotiating deals, raising additional money, learning about different strategies - and you can spend more or less time with those things, depending on your appetite for learning new things and being hands-on.

It all depends on the lender as they are all very different and have different appetites.

Trying to decide if there is an appetite for a mutifamily meetup in this area.

If this is a start up business you really need to talk to a SBA lender who has PLP (Preferred Lender Program) status to discuss their appetite for start up businesses and what is a realistic loan if they are lending on them.From the collateral standpoint, the SBA program is very flexible.

When necessarily committed in attempting, by lawful ways andmeans, to apprehend any person for any felony committed, or inlawfully suppressing any riot, or in lawfully keeping and preservingthe peace.

just a sample to get your appetite going http://www.photobucket.com/biggerpocketsPASSWORD: biggerpockets

I see this hurting the little guys most, anyone trying to get an FHA loan is going to be in a world of hurt and it's not like the government has any appetite to take on those risks as well.