Criticize my idea

[JP Falk]

This is basically a possible framework for my semi retirement.  5 year plan 
Assumptions

-My own company is building everything (except electric) and cost savings can be opportunistic on overstocks, returns etc, but my cost assumptions don’t include any savings here. We will also birddog the best opportunities on the contracting side so i figure we can boost out hourly rate up to at least $100/hr (from 80), and jump from the build to contract jobs to take advantage (we have our own heavy equipment and dump truck).

-Rents will be steady for the foreseeable future , no rent increase factored in

-interest rates are steady state (unlikely, downward bias is likely)

Y1 Build one triplex - one detached with apartment and one detached garage with a apartment above. Total build costs of 600k )this includes lot, soft/hard costs, and 60k overhead recovery to my construction company

Amortize @ 20 years, all expenses equal gross rents so break even cash flow. This initial build is funded by my cash and equity in personal residence. After completion the 600k is pulled out ARV will be about 750k. The 600k is rolled into the Y2 build (same as above), this is repeated for 5 years at which point the Y1 build is refi (will have approx. 120k in equity build just from mortgage pay down, no apppreciation factored in. So construction only lasts for 5 years, after that its just a refi every year which will produce an essentially tax free income of 100-120k per year. Houses are designed/built as rental hardened so minimal repair/maintencance for at least 15 years. Super energy efficient to save Op Ex.

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