The rental market is very strong, and if you are in for the long term as long as the cash flow isn't tight downturns can be weathered. 

Again, you’re taking a risk and committing mortgage fraud.

In other words they want you to have some of your money at risk so you have a strong incentive to make the deal work.

The area is a strong rental market and Im a GC so I’m thinking everything in one spot would be nice over multi’s here and there...

You'd have to have a strong personal relationship for someone to trust you with their money to run a job on your own.

They'll even say "for the first N people at the back of the room, oh it looks like some people are already heading there now"I would strongly recommend, even if they've "sold" you on the value of something, at the very least sleep on it, wait at least 24 hours.

There is definitely a strong demand for that for smaller more reasonably priced places.

I have my first, legitimately strong lead after months of driving for dollars and I'm seeking ideas on how to structure an offer.

I think Worcester and Lowell is a very strong market as a second alternative to the Boston proper area.Alternatively, NH/RI properties have some of the same cap rates as long distance states but you can manage them. 

The biggest mistakes I have made were when I assumed I was strong enough to overcome the psychological effects of dealing with debt.