I am usually offering 12% cap rate or higher on my troubled properties which in turn means future value should be 16% or higher.

But that is usually negotiated.I would say that house Fix and Flip  would be a good short term investment on a short or long term loan through various lenders. 

I grew up in the worst parts of Miami-gardens/Opa Locka and lived in Overtown in my early 20s.The people who ran into trouble were the actual renters than the management LLCs (usually smart slumlords that used multi-structured shells to minimize liabilities).I've witnessed more evictions in the nicer parts of Miami than in Miami-Gardens and Over-town ( the only time I've witnessed a low-income tenant being evicted in Over-town was when my neighbor was stabbed/beaten multiple times and the scumlord management company issued an eviction notice 1 day and 14 hours later).

You could do that or buy a 1 to 4 unit home and get a "house hacking" loan that is insured and only requires 3 1/2% down payment and usually about one year minimum move in/occupancy in 1 of the units. 

Does that usually stay the same?

Usually 108$ per cubic yard.

I've been to a few seminars and meetups and had a tough time networking there because initially there's usually a presentation and then boom!

From your description, it sounds as if your first architect doesn't believe you are serious about the project.

I usually say that’s I need to take a look at it to really make a determination.

I don't do regular checks mid lease, usually I am there once a year for repairs and I do a walk through then.When they notify me they are not renewing I do my walk through as I am showing the unit to new tenants and have a conversation with them about what they need to do to get their SD back