Contractors are tougher now than a few years ago when the market was soft and even the great contractors were in need of work...These days, you have two choices -- find perfect contractors and let them run with the project, or find not-so-perfect contractors and manage them closely. 

LOL, exactly right, I got some invitation for a 1 acre land, looked at it and told them what I would pay for it, then the agent said, oh no, the owner wants 3 times that, I told him to get his phone out and I told him what it will cost to build a 2500 sf 3/2, I wasn't even done with soft costs and it hit lowest figure of the comps.

Option 2: Look for a new place to live with people I know: I asked around, had a few soft leads.

So ft it has been ok.

The land itself is about 22 acres tillable split by a line of trees / brush (about 10 acres and 12 acres pieces).

You can't paint an entire city with the same brush stroke,

Originally posted by @Ken Vesely:have you looked at any soft money portfolio programs? 

I can't speak for all TK providers, but since my model is designed for long term buy and hold, then I am going to over renovate the home with granite in A+ properties, vinyl plank flooring in high traffic areas, brush nickel faucets, oil rubbed bronze fans, brush nickel cabinet knobs/handles, new vanities, new counter tops, address 98% of the items in the buyers inspection report, thicker carpet and carpet pads in the bedrooms, ceramic tile in showers and bathrooms, new supply hoses on all plumbing connections, update electrical systems, fix/install fences, repair outdoor storage, etc.  

/end rant.Anyway - just like I don't want to paint all of them with the same brush (because some of them really are great and do good work) I'm thinking there's some wholesalers out there that really are great and do good work; just have to weed out the junk from the good?

Actually crazy is a little soft, more like insane.