However, in the immediate term, it actually spurs activity by getting people off the fence and accelerating their real estate plans before rates go higher.

I'm an active duty Navy Nurse in San Diego, CA and I'm interested in both real estate investing and making a career change to being a real estate agent, while using travel nursing as my primary income. 

So, lots of money (and Fremont has a lot) plus serious lack of new construction SFR plus still historically low interest rates mean something like this is a great deal for a developer, and actually not that risky a bet. 

I believe Moncton is your safest bet for a secure investment.

If you buy at 1% thinking appreciation will save you that’s also a risky bet 10 years into a housing recovery.

I see quite a bit of rehab activity going on but some of the areas don't look so good but that's OK! 

Added bonus if you happen to be an active RE investor as well. 

If you want to open up your deal to non-accredited investors (investors with less than $1M net-worth excluding primary residence), there are very strict non-solicitation rules that would apply, to which your original post would probably disqualify you for.So, now you're left with an SEC 506(c) offering, which allows you to solicit accredited investors (net-worth of $1M and above), or taking general only partners, who have actual active roles with decision making power.If you're still want to take passive investors, you definitely want to talk with a good SEC attorney!

I am obviously trying to stay away from hard inquires as a result but I also want to be pro active.

A portfolio lender is your best bet.