That might not be the case as even experienced Sponsor are having a hard time finding suitable deals.Also, the true measure of wealth creation is the equity multiplier which has an inverse relationship with the IRR.

I personally own 11 small apartments that are not suitable for more than a single person.

It was actually a nunnery back in the day so the layout was suitable for splitting off units.

Both of those will help with determining if the area is suitable for your needs.

I have family that visits from out of state often so there is a legitimate reason to have the space for visitors when justifying with a bank. 

Hi John, I am in the middle of reading the book "investing in real estate with no money down" by B.Turner and he mentions that seller financing is the most suitable for homeowners who own their house free and clear otherwise there is a risk on due on sale clause.

This forum features a few experts in 1031 exchanges, including @Dave Foster and @Bill Exeter.Other solutions are more complex and not suitable in every situation:Monetized installment sales.

But yes, if you know the range of numbers suitable to you, you could negotiate.

Is there a network for builders to find suitable R3 land? 

I would like to do a 203k loan and live in one unit and rent out the other(s) but I haven’t had the greatest of luck finding a suitable lender.