Since I'm assuming by real estate you are talking about buy and hold (since you will still be working hard, although not as hard as in residency).  

I'm in Memphis, so if you ever want some "boots on the ground" to take photos, check out a neighborhood, talk to folks, etc. please let me know.  

I would probably not lend you rehab money on a second if it would put you over 65% Combined LTV (CLTV) and/or under about 1.1% DCR), even if your future income numbers could come true.I'm surely NOT trying to discourage you, but suggesting that you get the "weird" out of your numbers before talking to anyone about a loan.

Now, my partner and I only invest for ourselves.Invest in a 250-unit apartment sounds cool, but you're talking about 100-unit turnover per year with 5% vacancy assuming each unit takes 1.5 months to rehab, marketing and lease up.

My friends I talked to after he visited said his estimates were high and all I needed was to put lipstick on a pig to make it rentable.

I've talked to a couple tax professionals since then and been told that that boat has already sailed.  

You have actually been talking with my husband @Matthew Hipp recently.

Thanks Josh Caldwell and Albert Bui I talked to couple of loan agents and they all said I don't qualify for a conventional if I am self employed without 1 full yr of tax return even though I had solid full time work history of 10+yrs with no gaps in employment.

In the past, I've talked to a few banks and I went "through the process" with 1 bank that had the best numbers up front.  

He did mine and did a great job--efficient, fair priced, knew what he was talking about, and didnt play any of the seller's agent games.