The idea of new construction with builder rate buydowns sounds promising, but I’m definitely steering clear of the rougher Class C tenant situations for now.Are there any specific markets or deal types you’d say still offer solid returns without venturing too far into those riskier areas?

Syndications, while passive, are more often high risk/high reward ventures.

This is my first venture into DSCR land.I have spoken with a couple different lenders, and they are unable to get around the pre-payment penalty. 

Reason I ask is there are going to be a lot of real estate ventures where ALL money is lost, and many are due to poor management or buying a deal they should not buy.

Relatively easy I would say but I am taking my time with the next venture as the last couple of positions have not panned out as planned. 

Since most traditional and hard money lenders hold off during active bankruptcy, one option you might look into is forming a JV (joint venture) partnership.If you can bring the deal and manage the project while a partner brings the funding, it can help you stay active in real estate without relying solely on your personal credit.

Once you’re both comfortable, you could explore joint ventures or even consider co-investing through a partnership later.

I'm new to this business venture, I just received my real estate license and was approached about a partnership with a couple that invests and rehabs properties.

While this is our first venture in flex space, our group has extensive experience in warehouse design and construction.

Sometimes that means a wholesale, sometimes a sub-to, a novation, or even a joint venture.