In a nutshell, the lower the price point the more impossible it gets.

Initially I wanted to purchase a 4 unit which is nearly impossible to find.

I mean who doesn't want a multi in Philly nowadays, that being said, especially looking for a new construction multi is gonna be near impossible because anyone who builds one is not looking to sell it, unless for an extreme premium, and even then just the inventory for that is next to none.Definitely do your research on the builder, but I would recommend looking into a none turn key multi where you can rehab it and build more equity into it yourself.

I'm not saying it's impossible, but I would request they share their Schedule E with me so I can verify it.2) I didn't get around other happy, successful real estate investors soon enough. 

@Tushar P.My current business is near impossible to scale, and is meant only for a vehicle to get elsewhere.

Not to say it's impossible though.

Why are these forums so painful to use & difficult to just post to a forum I’m following? Don’t even get me started on the mobile app.

But if you're working with your own cash or a private lending situation this is very doable.Since it's almost impossible to get construction from ground up done in 180 days you may want to explore situations where the builder is using their own financing and stock of lots. 

Investor A probably ate it here--but it's impossible to point fingers without knowing what's happening behind the curtain. 

Keep in mind HML are lending others money either on a credit line  Investors or a fund.. so the 12% rarely goes in total to the HML they may make a service fee of 1 to 2% but the rest will go to their cost of capital so their income is the points and junk fees.. in the scenario described above the OP will find it quite difficult to impossible to get a HML..