There is great opportunity here if you are disciplined.   

It takes untold amounts of discipline and emotional control and nerves of steal and the ability to sit through painfull losing streaks and being okay with drawdowns, and on and on. 90% or more lose eventually.  

My short term goals are to educate myself as much as possible on the various disciplines within RE investing.

I agree with @Douglas Vogel that underwriting should remain conservative and disciplined - beating your own projections should be the gravy.  

If you want the cash in your pocket when you need it and have the discipline to make voluntary pre payments, go with the 30 year.

I noticed the market, and decided to have our team set up to have the infrastructure in place to meet flippers needs after they purchase from wholesalers, auctions, etc  to when they list.So our core focus is below.1) Priced right (Getting the best price the market can offer)2) Fast selling (holding costs)3) Execution( Staging, Photography, Contractors if needed during the flip, asset loans, marketing, etc)Also in Delaware its an attorney state, so the chemistry has to be in place other wise deals can blow up if the team is not glued.Our problems are different from the traditional realtors, as I believe in specializing in one type of client to meet their needs more efficiently.If we miss other opportunities by not servicing others, I'm happy about that, because that means we stayed disciplined and sharpen our edge.  

Her's is going to sheep, but nonetheless the non-metaverse translation is a single, elderly woman (that spent her day cleaning her building) and is asset rich, but cash poor and might have to deal with tenants, maintenance and BS for another twelve months until her properties sell..Her discipline of low debt, no debt and frugality helped her reach and exceed very lofty personal goals, but when will she enjoy the fruits of her labor and how much do the sheep or the next in line deserve or require? 

Unfortunately, most people don't like to take the time to learn, discipline themselves, or have self-control.

A great read is the "4 disciplines of execution"....put together a plan where you have an achievable objectives of commercial RE development.

So I've come to the crossroads where I am hoping to get more deals faster (ie: more leads).Here's what I've got so far:Cold calling - not going to lie, I straight up don't have the time, discipline or willpower to do this lolWebsites: Auction.com/HUDhomestore (just closed on a HUD home for a new primary residence - awesome place!).