But certain areas like mortgage lending are hurting, bad, and we are seeing areas of additional risk-taking to try to make additional $.

In addition, the "buyer" is the county sheriff so in essence, I'm fighting a battle with a local cop while I'm the outsider! 

If you are providing a first position, secured loan to a non-family member investor, that is different. 

What can we realistically expect from a builder in terms of closing cost assistance and/or rate buy-down I would never buy a new build at full price and count on zero cash flow. there was a guy who bought one and it doesn't cash flow and he's counting on appreciation. you should at least look at multifamily and in addition look at building your own.

IN ADDITION once you do have the complaints in writing, section 'Disputes' in your agreement REQUIRES you to attempt to find a solution with the problem Tenant before escalating.

Do they charge any additional for placing a tenant like the first month's rent? 

Hi Rose- Few things to note about buying an investment property.1) Expect to be putting down 25%, as this is most lender's required downpayment on "investment" properties.2) You likely won't be cashflow positive unless you are putting >50% down, OR are buying in a C-class or worse neighborhood.3) Starting out with a condo or townhouse could be a great idea if you're just looking to get your feet wet with landlording- It is less maintenance than SFH or MFH, and you will gain invaluable experience managing a tenant.Aside from the financial challenges, I think it's great that you have the mindset to grow your portfolio.

@Kathy Kifer - I would add additional platforms: Airbnb and Zillow to get more traffic on your medium-term rental.

I think site work is a great position.

My best deal was an 81% cash on cash return that does not include the appreciation of an additional $60-80k in the last 2 years or the cost seg that got me a $90k tax write off.