I hear people talking about new home development costing somewhere between $80-125 sq/ft including dirt - then again, the dirt around here is pretty expensive as well.

if they're renting, their deposit is already tide up. and most of the prospects don't have a savings account.

Have you considered and evaluated the prospects for converting the utilities to being individually metered per unit and then paid by the tenants?

There is a fairly aggressive network of promoters that work with the franchise industry to encourage prospective franchisees to tap their 401K funds for this purpose, and with the huge dislocation of corporate employees, it's a huge business.I have been meaning to research whether 401k funds could be used in a ROBS structure to fund various types of real estate businesses that do things like: fix and flip, manage property for others, make rehab loans, etc.

The government and many large high-tech companies have programs like this that will enable you to develop your focus.There was a thread here recently I wish I could find for you, where many successful RE investors volunteered their education and formal degrees.

Anybody want to be mentored on developing multi million dollar commercial office buildings?

I spoke on this a while back about a friend of mine who's mother has a house with 3 build able lots (including the original house) that I am helping him wholesale to builders/developers.

My background is in apartment development, but I recently struck out on my own as a sole prop pursuing MHPs in NC.

That is the niche mentality that smaller loan investors need to develop and master.

We're currently renting in Brewerytown Square, the ~6 year old development where the units went up for sale in '06, before the crash.