I know I could have gone into 1031 syndications, but 1. those don't seem to have as good returns as I'd want, and 2.

Feels as if it is overloaded with fake wholesalers and noobs who don't know how to calculate rehab and want more than retail for their deals.

They know the numbers, they know the market, they know the people.

You want an accountant who can help you strategize and who is responsive when you want to know the consequences of the financial decisions you are making throughout the year.Good luck.

Let me know if you have an questions in regards to fix and flip financing 

'Investing in Real Estate Private Equity' by Sean Cook is a great intro level book, that assumes you know nothing about the syndication space but it doesn't treat you like an idiot either, it takes you along and educates you2. higher level is "CRE analysis and investments" , a textbook by Geltner et al. which I loved, breaks down all aspects of CRE, how to underwrite etc. 3. lots of online stuff helpful too, like The Real Estate Syndication Show, recent episode belowOver 100 Passive Investments and Lessons Learned with Joe Fairless (youtube.com)4.

There is a wealth of info here.Read Avery's  book.I would also recommend Chad Carson's book "The small and mighty investor"Congrats on getting started so early.If I knew what I know now at 18...woe.Let me know how I can help.Oh I would start with some inexpensive STR'S property's maybe with owner financing to get started.

I can't speak to the return thresholds for development but it's safe to assume it's higher given the larger risk profile.That being said, it doesn't hurt to give it a try as you never know where those new relationships will take you.

I realize I'll need to look at zoning, put together a site plan, etc. to know exactly what's possible in terms of how many units can fit on the site.

Rates are the driving factor on supply and demand and no one seems to know what type of event will have people sell with %3 mortgages.