And in your market the lot costs are so low you need to pay cash for them and may still need more equity/cash.. in higher priced markets were the lot cost might be 40 to 50% of the total cost to build you can get a land advance but your still going to need equity/cash to do those as well.so thats your mission find a captial partner.. or put a syndication together to raise the money and partner to build out the homes.. really going to depend on what kind fo NET NET NET profit is on each home after land a build costs. 

The market for sales has slowed down considerably here. 

He's a stock market guy but the practice works just as ell for RE. 

I have a guy I can recommend, I’m in Virginia Beach / Hampton Roads market 

They collect your rent, apply late fees,  deposit your monies into your bank account, market your properties, track expenses, screen your tenants, etc for just a few dollars a month per door.  

Two years are too long, they will put it off for the next 18 months and it's also hard to gauge what the market will be like.1.)

I would be willing to joint venture on marketing efforts and everything in between just to work with someone.  

-can your agent help you get off market deals? 

The husband or wife loves the home or the neighborhood or the fact that it was just renovated and now priced at top market value.

I think many buyers will not want the extra traffic and noise they feel comes with an apartment and that will likely affect marketability.