Monopolistic behavior, with complete and reckless disregard for the reason they are in business to begin with:  Us.  

Yes, investors do pay themselves for the work they are doing (separating their construction businesses from their investment businesses)2.

Also after you are established, conferences are totally worth it because it screens out all the investors that aren't serious about doing business. 

Which will bring plenty of other investors and general business to the area.

I will pay him off using another business credit line I have..key was that I  want to show that my down payment is not  borrowed money hence this plan

I'm nervous because I've never had a business before and I still have a full-time job as a cloud solutions architect, which I'm really passionate about - so hopefully it won't be my golden handcuffs that may prevent me to thrive as an investor and  I'm excited because of all the benefits and freedoms being a business owner offers, one of which is to connect and collaborate with forums like this and people like all of you, where I can both learn from and hopefully share later as I develop more experience. :-)

Make sure you set aside a monthly budget for maintenance and have the proper insurance in place for maximum protection.I would suggest starting with a single family unit before multi-family as you get used to the business. 

I think 'high IRR' is subjective but also linked to the business plan.

What I did was a Business Line of Credit on all of the properties.

Purchase prices were reasonable, rents were increasing, and the math worked for investors and primary home buyers in almost every market.