My goal is to scale beyond single-family rentals and small multifamily units, and I'm eager to learn how investors break into the larger apartment complex deals—especially using other people’s money or with a low initial investment.I'm open to syndications, joint ventures (JVs), and partnership structures that allow for a lower capital outlay while maximizing potential upside.

Great question — I’ve found that private and hard money have been the most reliable lately, especially with how cautious banks have become.

Maybe $280K is on the money for a duplex, maybe it's way over, maybe way under.

Lenders seem slightly more conservative on income coverage and leverage, but capital is still available for strong properties.

If your subject (0.5 acres) looks more like the lower end of the lot sizes, value it against those.Only give premium value to land if the market clearly rewards it (rural, equestrian, estate-style, or where people actually shop by acreage).If all comps are bigger (0.75–1.25 acres), we mentally adjust down a bit, not a percentage, just enough to keep our ARV conservative.

So conservatively thinking, probably worth at least that. 

They also get referred to their “partner” lenders who charge an arm and a leg—3+ points for a client with an 800+ credit score for hard money.

That doesn't mean you will make more money. 

Build Your 3-Person Local Team FIRSTBefore writing any offers, lock in:• A local agent/investor agent who regularly works flips• A GC or renovations estimator• A hard money lender that lends in BaltimoreThose three people determine 90% of whether your flip succeeds.3.

Take the conservative ARV, subtract build cost, soft costs, holding, and your required profit.