My why:I asked because We fear liability for that negatively leveraged land under utilized equity asset not to mention the opportunity costs are losing for us.  

The mechanisms, documentations, effects, and opportunities are the same for SF, MF commercial, raw land - any kind of real estate. 

Recently, I had the opportunity to step in and finish up a rehab that was long overdue.

Each of the 4 areas you have outlined have potential opportunity given the right deal.  

The REIA here in town has changed somewhat in the last few years, but there's still networking opportunities there and there's a BP meetup here in town the fourth Thursday of each month, I think.  

A place for opportunities with high rent returns for relatively low purchase investments.This question assumes you have good enough credit, debt/income ratio, income, etc that getting the loan will not be an issue.  

I see where there are opportunity costs as I sit and wait.

There is a 1,900 Sqft. house on the property that is in great condition for a flip, but its hard to decide whether the deal should be analyzed as a residential flip or commercial property opportunity.

PM me if you would like to discuss opportunities.  

Once you know exactly what you have to play with, what down payment and reserves you have,  then we can start searching for opportunities you can actually write offers on and most importantly close on.