There isn't any great deals and there are very few rehabbing opportunities to create a little sweat equity.

I've considered going back to a W-2 but working a laborious 40-50hrs a week then working on my own invest for sweat equity left me super burnt out.

I'd also suggest going to a few real estate investing meetups in The Valley & make some connections in the community.If you are open to building sweat equity, I'd suggest doing a Live-in-Flip.

A lot of sweat equity and hard work goes into achieving this number.

I wouldn't sweat it too much though.

So I wouldn't sweat it too much.

Or if you were inquiring about how to invest in a sweat-equity property that you could simultaneously inhabit and rehab. 

I think you are approaching it the right way, however I think that you would need to have some value add/sweat equity in the main home in order to make things work.

Don’t sweat what they are making, just evaluate the deal at their asking price.

Point being, for small developers/ investors like myself who don't have lots of discretionary funds to spend to have experts help you out (for something so unsure as a rezoning), sweat equity is always an option.