Most lending is based on cashflow, not the 2% rule (although still a good rule of thumb for some types of investments), might have the most help from the group if you provided some of those details here just so it'd be easier for us to help you best. 

In the next 5 years, we have 2 twin span international bridge projects, a new hospital, and the expansions of the university and college.

If you have ever played the Cash Flow Game, you are pretty much the poster child character in the game for a high-income investor.

we ran into this in FLA  a few years back when I had 4 starts and I exited that market.. permits  sub base all pretty tough for someone who is not there and already knows the systems hands down and has a devoted loyal sub base.. thats the key in my mind.

With that said, the income can still offset the cost of holding the property as a long-term investment.

It’s in the expense section.

I used to use the Meetup app, I think it is still around.

I figured the PM would definitely be local to the area of the property and would need different PM's for each area, those were just the areas I'd like to invest in. 

This is a straightforward process that we’ve followed to consistently deliver high-performance properties, and it does not require secrets or gurus.

You are in the right place to learn and network.