As you note exiting any RE that does not have some appreciation of a significant amount over say a 5 to 10 year hold generally speaking is going to lead to a loss at sale.

We are currently considering a 1-3% "Finders Fee" for any deals that lead to close based on the ARV of the property. 

Site cleaning may be the single most underfunded line item on construction budgets which often leads to dangerous work sites.

That could mean poor tenant quality, which could lead to them not paying or eviction.

Is it for sure that none of the prep work leading up to purchase plus prep would not count toward 100-150hrs.

Think of me like that old friend who can’t help but dish out stories over coffee; xcept my stories sometimes lead you to the kind of deals that nudge your portfolio from “just okay” to “damn, that’s impressive.”

https://louisvilleky.gov/government/housing/lead-safe-louisv...

Yes I'm fully aware of the lead based paint addendum and its use as I mentioned in my post.

But there are things you need to consider, like: everyone has to follow house rules to avoid drama, excessive use of kitchen and bathrooms leading to plumbing issues, being on call 24/7 with any problems, etc.

Quote from @Donald Hatter: Pros:- Builders have many homes to sell at one time so it is easier to negotiate a better deal than with a home owner in the same neighborhood who is trying to sell their primary residence - Buyers bust out of deals all the time and builders don't like holding completed homes- Lower maintenance which leads to easier property management expenses.