I've seen several models, 1600sqft condo, 4000sqft home, a 5000sqft rented facility in a strip mall and a 10k+ sqft new construction catered primarily to a daycare facility.  

I have been in the construction since I was 17.  

@Robert Easter, that's why you will hear investors on here and podcast and books mention to use other peoples money. and @Gregory Hiban brings up the point of holding on to cash for emergencies, i agree with that totally. i was going to buy a fix and flip all cash and do all cash to fix, but decided against that because of the reason of having the money on hand, i have a student rental not rented for next year yet, i want to have that money just in case. i bought the house with money i still had in an equity loan and i am getting a construction loan to fix it. 

Most MI (mortgage insurance) companies in the private sector only insure 1-2 unit primary residences (so its possible to get a duplex with 5% down just harder for 3-4 unit).- Advantage of conventional is the lower MI costs and the ability to structure the loan with no monthly MI like Zak mentioned, however he did not state the break even where conventional is better than FHA.

Tear-down across the street recently sold last summer for $565K and ~3500 sq ft, high-end, new constructions nearby are selling as soon as they hit the market for ~$1.5 million.  2.  

I have zero construction / rehab knowledge or experience, so I've read both of J.

Which they have cornered  that industry in construction and lending.

I have some landlord experience along with residential construction experience.

Do you have a background in construction?

What sectors are getting hit?