I want to be able to find potential markets/listings nationally based on the return. 

It is just a farmer's market for real estate products. 

this is a direct relation to lack of inventory.. new construction on many markets is as robust as its ever been.. we have had spectacular years the last 3 years of course during covid was tough with supply chains but my 500k house I am now selling for 700k and my build cost have gone up by maybe 100k.. so record profits for us.. 

If I were you, then I would get the pieces ready, but seek off market/on market projects that make sense for you.

I'm sure it's a little more efficient in larger cities, but my market requires up to 60 days to get approval.Lower your expectations with Section 8 tenants.

I have been digging into off market deals and it has been promising.

VERY unlikely unless you either source an off-market property yourself or you find a unicorn deal (our last semi-BRRRR was a B-neighborhood property we sourced from an out of town wholesaler in late 2023, but couldn't get all our capital back out on refi).  

New builds-broke even in the '08 market on two spec homes, built my own home from the ground up twelve years ago(400k in equity). 

Natural appreciation usually takes holding the property for at least a few years (just depending on what the RE market does going forward).  

@Emily ShinHouse hacking a multi-family property is an excellent way to start investing in real estate, especially in a market like Columbus, Ohio, which offers affordability and growth potential.