I'm not sure how long they'll be in the fixing stage but that could be part of the problem as well. 

@Michael Schaper I would consider the FHA low down payment option at your age and stage of investing.

Another option is to find individuals or companies like myself who will buy late stage Certificates on the secondary market (which we do and also broker to all the major Certificate investment companies in the US).

This idea is really in the beginning stages so I'm open to all types of scenarios/questions/feedback. - How many units can I fit into this size of a property- Looking for a ballpark range of cost for the investment broken out (zoning, permitting, plans, construction, etc.)Thanks in advance.

They all provide cash flow in different stages.

I can relate to that because in my beginning stage I spent my last 500 on a guru course.

Looks like you are getting ready for the next stage of your investing.Account Closed  is right,  it sounds like you are a good source of knowledge with your current level of success.  

Will you be staging it?

I use a professional to stage all my properties selling retail. (1500-2000)Just some things to consider to budget for when crunching your numbers. 

As someone with a great credit score and history, but self employed for many years, I am limited in the types of financing available at my stage of investing.