We make all the money in upgrades, so if you are thinking about walking in to a model home and pick all the upgrades they offered, you will get slaughter.

I think the best thing to do would be to find a good-hearted person with a lot of experience and pick their brain.

Super aggressive, pick up another PT shift on weekends.

I like working with the Architect we picked.

I did mention the general neighborhood that has the word “Lake” in it so the AI must’ve picked that up.

It'll be a bit riskier than buying something already renovated, but if you have the right team and numbers in place you could pick up some more equity on day 1, have less money out of pocket, and have something that produces some cash flow. 

My buddy actually lives in Henderson, so perhaps picking a place close to that would be the move and get it at a 6.5-7 cap.

However I have done them in multiple States including Pennsylvania and South Carolina, and what I can say is that it is a tool in your tool belt. when you come across a deal that makes sense to make this type of offer you can do it. the laws in your state make it difficult for you to do these types of deals I suggest either don't do them or pick a virtual market in which you can do these types of deals.

Correspondingly, only the owner takes a hit if they bought the wrong property, overpaid, picked the wrong PMC, etc.Over the years, we've had numerous owners try to get us to share more of their risk - for free.

So you can of course cherry pick those and stay low risk, but then you're much less likely to hit your $120K/year since you can only do as many of those deals as come up and you successfully beat the competition out on.