MF/SF- The problem with single-family is you're living in it and the first time you go to buy house # 2, you won't have any income to show for buying a house even if you're renting it out by the room (collecting border income).

They are bordered by North Loop and Bryn Mawr on the south which have some of the higher prices in Mpls since that branches in Downtown Mpls and Uptown, respectively.

However it is a Canadian company, IMO it is worth looking into companies north of the border to see if they can service your area.

I don't put down fabric or even grade it...the rock fills in any holes and if you have a border, it levels itself out. 

It makes no difference what someone else gave them permission to do if it wasn't formalized in a contract, which requires something of value to be valid anyway, and then recorded so as to become a permanent easement/encroachment/right of way on the property.

@Craig Cerny- thanks ...it will be wise to get  formally  pre approved  with a  lender before  you begin actively  property searching  because   1) you will be  prepared to make an offer  if and when the opportunity presents itself  2) you will be aware and  educated of the present numbers  ( payment / cash needed / rates  / fees  etc )   3) you will be organized ....regarding the HELOC  possibility ...get one  set up  in case you need to use it  ...if you  end up not needing to use it - the new loan/ lender  will not need to factor it into the  qualification ratios  ...if you end up needing to use it - the lender will  factor in a  hypotehtical payment for the  amount you  plan to use 

However make sure they have time to start and complete your project.Run a license check to see if they have formal complaints.

In particular the area along Lake Michigan on the south border of the upper peninsula is where I would invest.  

Same thing when the formal background check comes in.File this one under sociopathic liars: A tenant and his family that painted the property, stained the cabinets, installed a backsplash (all poorly done and without permission), removed a light fixture, spray painted the patio, damaged the new appliances, ruined the carpeting, and more.Our fault for not inspecting regularly, but the kicker was when I told the tenant I had before and after photos and would be pursuing legal action, the tenant actually said that all that damage was there when they moved in, and all they did was paint!

I think the odds are against a single small time investor with littlE staying power. now going into a syndication it is a formal rehearsed plan: the costs and problems have been researched, there is experienced project mgr hired and even lawyers on standby to protect the project, property managers ready to reminder, collect , evict tenants rightfully and plumbers, electricians, trades mens will all go to a syndicated project any day than a small time landlord to do business.