IRR specifically takes the time value of money and calculates what the average return is over a period of time and annualizes it.

If you're going to have to go commercial then I'd do more units than a fourplex if the zoning allows.Every project is so specific and every municipality is different so its a little hard to suggest a path to learn more, though I am more than happy to help if you have any specific questions.Hope this helps!

Possibly just one off with this specific lender and I need to try to go to someone else. 

Choosing a specific goal or strategy can indeed be challenging, but it's a crucial step to focus your efforts and resources.

@Tom Owiti hi I teach a class series for the Miami Association of Realtors on how to better work with housing authorities.It’s a great option and can be used almost on any property as long as the association bylaws don’t have any restrictions that would prevent this specific tenant from qualifying.

I can provide you with some specific examples and illustrations if that helps.  

I am looking at multifamily specifically as I doubt numbers would work for single family there ( but would do that as well if it works).

I need to outsource it.I post on CL and yelp etc for a very specific job that someone can give me a quick bidPictures, measurements and conditon of walls etc. 

As for funding, there are loans available for real estate investments, but the specifics can vary.

Medicare's look-back period for eligibility is generally five years, but it is advisable to seek personalized advice to ensure you have a comprehensive understanding of the potential risks and protections in your specific situation.