I know there’s cash flow obviously, but where to avoid war zones and possible developing areas. 

I am also looking for a new part time job in a real estate/development field, In order to gain more experience in real estate.If your from the Levittown area maybe I can grab you a cup of coffee sometime.

Does anyone have experience doing a LEED-certified home or development for their investment projects?

@Andrew PettitGenerally BRRRR connotes rental real estate (as opposed to flips, developments, or operating businesses).I'm curious if there's a disconnect between you and your CPA. 

If this is a new construction development, the tables are likely in the developer's favor.

There are a few new hotel projects planned on the strip and if those pan out successfully I can see a lot more development in the future. (10 years from now).

There are some high comps (2x what I'm paying)in the area, there is an modern rehabber/new build developer working the neighborhood.

I want right on's  not write off's   a very successful developer I worked for back in the mid 80's I was brokering a 150 unit townhouse project in N.

Be patient, drive by the parks, develop relationships with park  managers, and the next thing you know you have too many to buy.  

This kinds of problems develop when landlords chase money, in this case, by trying to minimize vacancy costs.Depending on the rental market, "moving on" and finding another place to live at this late date might be difficult.