The first step is to identify a strategy, choose a market that aligns with it and establish a team that will be your core 4 to real estate investing. 

They go through the process to register their future offering but do not go into the market until the timing is right.For the most part (broad sweeping statement coming...)Anyone who would spend time on BP is not going to be someone who has the connections to buy, sell or otherwise facilitate the sale of MTNs.

Observation 1:  It appears that properties are selling fast, and regularly above market value.   

I am selling my house in MA.

Granted that appreciation train is slowing down but you have to be particular as to what you buy.MOST of my condo investor clients in LA are selling.

Leveraging Other Assets: If you've got equity in another property, a Home Equity Line of Credit (HELOC) could be a way to tap into that without selling up.

I’m selling a house this month that I owe nothing on and I would like to use that money to build a new house on some land that I own.

If you're considering a 4-tenant retail development, I'll assume you've already performed a fair amount of the preliminary due diligence and evaluation such as:* identified actual demand for the product type in the market you are considering, along with supply in process within competition area to the proposed site.* understand current market rents for the type of tenant and construction you are considering, and at your specific location.* understand delivery timelines, TI schedules, and general construction process/permitting for you and the end users.* have identified the most likely tenants for the development in question, and understand the building criteria each have for spaces.If you haven't answered "Yes" to each of the above, I would recommend pausing until you have the above nailed down.

I found a $20k property that would have been a perfect flip, but I also have identified several $30,000 properties in my area that could be great projects.

Identify your goals - Figure out if steady rental income or maximizing long-term property value is your top priority.