I can't find enough info on Carrier vs builder grade.

Horton is known to build cheaper builder grade boxes.

So called minorities can become MDs with grades and scores far below the standard for whites and Asians.

Canva, it will help you a lot, they have lots of templates or you can  self design , you can even print..at no more than $25 per month, you can churn out professional grade stuff

If you end up with an awesome location and great layout, then you will always have it leased out weather its an invesmtent grade tenant like Davita Dyalisis or a non investment grade tenant like a local restraunt chain.Another pointer is that try to truley understand where market rents are.

A development for a Starbucks with investment grade credit with a corporate guarantee and a 3 unit Popeye's franchisee is a Universe apart. 

There are MAJOR differences between a bulk variance PB submission (simple side yard setback encroachment) and a full Site Plan approval where lots are being combined..... when the Town's checklist and engineer requires full drainage and stormwater design and calculations, tree identification (plans and on-site), full grading, etc, the fee can easily exceed $42,000.00.As an example, Im scheduled for a ZBA then PB (yes both in the NE), for the demolition of a 4500 sq. ft. house on an R-1 property to be replaced by a similar sized residence.

I have a target segment (2-4 family units, $50-$300k, grade C+ through B+ in certain "good neighborhoods"). 

You'll want to check out The Ultimate Guide to Grading Cleveland Neighborhoods as a starting point.

PVC is your Cadillac product while modified bit is low grade chevy in my opinion.