There are markets where developers built product relying on the mentality "build and they will come" with no coherent thesis behind why and those are markets where there will truly be long term pain. 

Focus on providing great product for your clients and learning everything you can to be pro level, Good luck 

Other investors with better contactors will put a better product on market.

I hadn't heard of such a product. 

I hope you can still use your beneficial VA loan products.

I figured if fracking did not accelerate production, my investment would be worth near what I paid for it.  

Without a brokerage to sponsor you can not even view listings for realtors but alone selling or buying properties. 80% drop out of real estate business 1st year because they have low production or no production.

I think everyone can benefit from talking to a Certified Financial Planner once in a while......I would prefer one that does not have a product(s) to sell.....

@Michael Ewers,    I am working with a number of builders throughout the country that are looking to move product right now. 

As far as cash flow or future upside, so you're investor profile will look different for each deal. start with a deal, find the appropriate debt product, then you structure what partners are looking for.