These yield higher income than most MF, have less turnover, and the appreciation is just a bonus. 

@Marc C. one of my top criteria for evaluating a market outside of Denver is a cheap round trip flight (if not w/in a reasonable driving distance).  

In the process (as a bonus), you'll likely find some off market properties you can market to.

There's a huge risk that you'll waste a ton of time going 'round and 'round with the banks only to not be able to reach an agreement.

But that frees up my budget and is a huge bonus.  

Lots of changes happening in the city.I haven't been to any city meetings and don't have property there but from what I understand you would need to live in the home if you want to rent it out year-round.

I have 20k in initial investment capital due to a hiring bonus but also have 120k in student loans (fyi: after much research, for me it'll be to invest first then to pay off the loans).  

Come up with some kind of profit split with a bonus clause that incentivizes them to finish within budget and on time.

Everyone likes to talk about themselves - just a bonus you can get in tight with new boss while getting a lesson on building a business.Good luck.

A $10,000 bonus to buyers agent if closed by January 1, 2016 might do the trick.