So while I can't claim to speak for every financial institution out there, it's a very broad survey, finding an option not contained there might involve making quite a few phone calls.When I see 30 year fixed, 30 year amortization, 30 year maturity (basically, identical terms to a consumer-friendly kid-gloves home loan), which does in fact pop up if I specifically search for it, it's almost always at a rather high interest rate, and the borrower doesn't opt for it.

I would argue that a duplex is more affordable - are they doing the site work as well?

You are the second or third person to highly suggest laying out a set of responsibilities and guidelines and expectations legally.

Personally, as someone who lives near the Poconos, I would recommend the mountains of VA, NC, or TN.

There's always going to be a limit on what you can do on your own if you want to grow your portfolio.  2nd idea-If your goal is to grow the portfolio in the short term and your unable to use a 1031 to defer capital gains I recommend you discuss with @Aaron Hickey. 

Site is flat, all funding in place... we are going building.   

I recommend connecting with @Zack Karp to see what you can do in this situation.

The top 3 cities I recommend investing in are Philadelphia PA, Waterbury CT, Binghamton NY.

While it may not provide immediate high cash flow, it could serve as a valuable learning experience and a foundation for future investments.Remember, successful real estate investing isn't about following a one-size-fits-all approach.

This was my intention all along however I was hoping to wait it out a bit thinking we’ll see low 5s or high 4s very soon.