My CoC return in STL is 10% now that the buildings have stabilized, it seems like the buildings are appreciating at an acceptable rate, and I have a team that I trust there (realtor, PM, contractor, lender). 

And if they aren't, it will reflect in rates going much higher for the risk.

I Don't have much cash to work with, so I'm trying to figure out my options.  100% financing is a thing because lender want to take over your project/asset for cheap ; put it that way.

Don't get sucked in by the cheap huckster talk of owning a small slice of some multifamily project where you're not on the title and have no control.

The price points are definitely higher in SWFL not mention the home owner insurance rates in FL.

Call a few people who do home inspections and ask if they can recommend someone or google "sewer inspector memphis tn" and you will see a number of options-then look at their ratings.

The program looks at location, property value, amount owing, interest rate, taxes, insurance, rents, condition, etc and several exit strategies.When we make an offer to buy, we can offer cash, subject to, wrap, seller financing, lease option, seller carryback and so on.Obviously if we wholesale the property, there is no carrying management needed, and if use a lease option to sell, the optionee is responsible for maintenance and repairs.

House hacking where you get to "live for free" is near impossible with interest rates right now.

I am cheap, but everything looks good and functions well- most important if you are renting it out. 

They are not going to get anything better than 5% even if they had a social as rates are above 5%.