However, for most of these markets, you hardly cross 1% rule with CoC 12%-18% (Turnkey properties, with 20% down).

We have a monthly meetup in Gaithersburg on the Rockville border.

You should search here and on Google for "disguised credit transaction" as this has been well covered here for the past four years.

Decide in commercial if you want to do leasing or transacting etc.

The two can be completely separate transactions.

This can be more reactive and efficient, as it eliminates the paperwork, processing time, and per-transaction fees typical of the custodians.  

@Josh Braun  thanks for having the forethought courtesy and character to protect the seller in this transaction... these are just SO risky to sellers...

We mostly stick to single fams right now, and we use cash derived from a line of credit cross-collateralized over a a few of our properties (as opposed to taking out loans to buy properties), so I really don't know what the rates and terms are for 3-unit purchase money right now.

I have joined BiggerPockets to share my commitment and expertise with the BiggerPockets community by offering professional guidance and advice in areas including real estate deals and transactions, business development, and project management strategies to improve outcomes, budget management and customer solutions.As someone who has personally experienced, solved problems and developed projects in the areas of real estate development involving engineering, architecture, construction I welcome conversations in these areas as well as those below: Areas of interest include: pro forma development, technical due diligence, strategy and company growth; development, deals and transactions; portfolio development & management; leasing; construction, engineering and architecture in project design and technical operations.Real Estate, Construction and A/E, project manager, Real Estate Investor with more than twenty years of integrating business, engineering , architectural expertise and real estate development, construction management experience in designing, managing and investing in more than $126.5 million of commercial and multi-family properties and over $100 million in private and municipal projects encompassing design/build, structural, electrical, mechanical/civil engineering and architectural services, construction management, real estate investments, due diligence, pro forma development and financing.

You will do most of the work, and the mentor will just be available for feedback and advice, and will walk you through the different steps of the transaction.