I also see you are listing with a discount broker.

There are always parents of students who have failed out, transferred or chosen to study abroad offering discounted subleases every semester.

Our inventory is so tight, that the market does not give a discount for condition and without that whats the point of a serveral months long rehab project if you don't create equity.

Is an alternative arrangement where the builder builds at a discounted rate, and then the investor handles selling the property + gets all profit?

But other zoning is exclusive. 

Just be ready for the challenges of managing properties remotely, which may require a property manager.Tax StrategiesSince you’re selling a primary residence, a 1031 exchange won’t apply, but you can still use the capital gains exclusion.

Live There: After the rental period, you can move in and must live there for at least 2 years to qualify for the primary residence exclusion when you eventually sell.5-Year Rule: You’ll need to hold the property for a total of 5 years to get the full tax benefits.So, rent it out first, live in it for two years, and then you can sell it with significant tax advantages.

.- a cash offer could be extended to obtain a discount at purchase that could be refinanced after purchase- a high cash flow low appreciating market with historical appreciation below the appreciation rate can benefit from the increased cash flow of 0% LTV versus the little benefit (in this case) of the increased return that could result from leverage.The reality is that many cash purchases are not unleveraged for long.  

Buyers must now enter into a contract with an agent before that agent can show them any propertiesInstead what this should read is: "Prior to showing properties, Buyers must sign either a Brokerage Disclosure to Buyer (BD-24) OR an exclusive right-to-buy listing contract."

If everything you are worried about is an exception or an exclusion on a title policy, then your title insurance isn’t going to ease your worries.You mentioned this is a flip.