I want to improve communities through new development and make it affordable while also making great returns as well.

You'll only see depreciation on your financial statements and your tax returns. 

The lenders I get loans from that don’t require W2s or tax returns are national but $40K is below their minimum.... otherwise I’d help.  

Looking for ideas on a Debt investment.I have $20,000 to invest in a debt fund or with partner. 8% + return, 6mo-2yr tie up.Prefer seasoned company with many successful deals to their credit.Non-Accredited, SDIRA acceptable.Thanksps: I am not looking at this time for anymore equity investments

Understand what that MAO is and make the offer that gets you to a point of healthy returns & cashflow. 

Joe,What has been your return on REI?

Good professional pictures always helpsIf you ask PRO Flipper, I know 33% is not great return but decent return for 6 month project as per me.

I'm looking for similar mixed use properties out of state for better return on equity.

That will allow you to A). make some mistakes with a lot more leeway than a newer investor starting now or have them work as investment properties at your basis where someone buying today would be cash flow negative or B) eventually sell or refinance the properties to raise the equity for higher return or larger scale investments.   

Looking on buy and hold and a 15% cash on Cash return.