As a community i bet we would all crowdfund a project with a quick turnaround (3-6 months) in between our deals for a reasonable return (5-10% depending the experience of the developer)2.

Im looking at the lower streets the closer to downtown the better, Im looking for multi family basically something in a nicer area to develop a building for good rental returns...Do you have any good suggestion right around the half million mark, preferably with approved plansThanks!

What happens to the returns if you stop self-managing and are you okay with that as you scale or would you prefer to stay small and local? 

Fairview is ok. best returns are in Cleveland but boots on the ground are needed. much higher returns

Here in Virginia it takes the Commonwealth about 30 days to contact a taxpayer with a Virginia adjustment after the IRS adjusts someone's tax return.

That wont provide maximum returns, but as we pay off one loan ever couple years our cash flow and income from rentals increases greatly.

. … and your not doing tax returns for them or other accounting and such and your not on their loans with them etc.but I can see how @Andrey Y. 

@Ricardo Kendrick, is it now dawning on you that getting a (theoretical) gross return of 1.6%/m by buying any random property in that area might not be as fabulous an idea as you first thought?

If anything I would live in one room and rent out the other two individually at around $500.Property Type : Single Family 3 bed 2 Bath.Property Price: $200,000Down Payment of 5% at $10,000Loan of $190,000 at 5% interest rate                         ExpensesTaxes $150ExpensesInsurance $ 115Electric $ 100Water $ 70Gas $ 50HOA $ 0Lawn $ 25Vacancy $ 100Repairs $ 50Capx $ 100Mortgage $ 1284.96Total Monthly Expenses $2,044.96                "Cash Flow" (Didn't know what to title this section)Out of pocket $744.96Tenants Rent : $1300       Cash on Cash Return (This is the main part I need help with)Down Payment $10,000Closing Cost $3,000Rehab Budget $7,000Total Investment : $20,000

Or sell the pretty pictures in the brochures -- not sure how he's doing it, but he's showing those new houses on his FB page on a pretty regular basis.I was also surprised to learn from some BP friends over in Beaumont that they are getting higher returns on their rentals than we are.