You can do that in the current environment where you don't have to compete with multiple above asking offers.

More important than training and the right environment (i.e. team) is going to be your action plan.

I initially thought about producing solar energy generation, but that is impossible in today's energy regulator environment in California.

Sounds like a great situation, especially in this lending environment!!

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Given pricing in the S FL market and current rate environment, tough market to cash flow in and tough market to count on for HPA.

Especially in a low cash flow environment, having a lower cash on cash than the structured preferred return is not an immediate indicator that investors will not see considerable returns, especially if the preferred return is structured in an aligned manner.

Something that small I am not sure I would let interest rate environment have a major impact, I would also review where things are at in the market for construction prices etc. 

Maybe attend a few meet-ups, they are free and I hear that it is a really friendly environment.

If your decision making solely relates to cash flow in this high interest rate environment let alone any stage in a real estate cycle, you are too narrowly focused on one element of the deal.