Your best option to is use your father-in-law as the builder in a very limited scope. 

Per my door contractor Home Depot and Lowe's have the best pricing on entry doors because of the sheer volume they do each year.

I lose control of the investment and these are long term, illiquid investments - but they put significant and regular cash in my bank account and a much higher rate than when I was trying to be actively passive. 

There are some reputable lenders that go down to 75k - just know below that 100k loan amount level that rates and cost may seem higher because of servicing and man power inputted into the deal still cost the same for lenders and brokers involved.

.- Learning Opportunity: Having your friend as a general contractor at a discounted rate is a fantastic opportunity.

We have increased our rates as a result, especially for investors. 

.- a cash offer could be extended to obtain a discount at purchase that could be refinanced after purchase- a high cash flow low appreciating market with historical appreciation below the appreciation rate can benefit from the increased cash flow of 0% LTV versus the little benefit (in this case) of the increased return that could result from leverage.The reality is that many cash purchases are not unleveraged for long.  

This marks Bascom’s sixth acquisition in 2024, further solidifying its strategy of investing in high-demand markets.Despite a challenging market with high interest rates, Bakersfield’s strong multifamily fundamentals, including population growth and limited housing supply, have made it a prime investment location.

It's still just over 3 weeks away, but questions are already ramping up regarding the impact of the Fed's rate cut on mortgage rates.

Louisville MSD just increased rates 7% again and this year we are averaging $700/month between water+sewer bill which has basically bankrupt the association as all prior years were budgeted for half of this.