I think that a Short Sale would be the best option to get some discounts/concessions from the lender - however you would need to have a knowledgable Short Sale agent on the seller side.

Secondly, I'd chat with a realtor and get some recs on lenders to truly see what you're working with in terms of buying power.

I hope anyone researching this company finds this review and takes my advice to run FAR AWAY from these guys!

Floating rate loans are normally quoted at SOFR plus a spread, a profit margin for the lender.

I am looking to get connected with Real estate agents, lenders and Contractors  and other investors in Atlanta area to help me to get started ASAP. 

They often refer to it as 'certainty of close' when reviewing offers.3.

Looking for help and suggestions- I want to say I have learned my lesson and now know to use a third party to hold funds.This is my first time working with a private lender/family member.

I don't work in Nashville area but $165 per sq ft seems quite low to me.In terms of financing, I would speak with a few construction lenders and also hard money lenders.

The numbers may be 30-40% lower than today's cost, but the process/approach to estimating may be good for you to review.

I suggest that you make it a point of finding a good lender, not just someone who can do the job of helping your clients buy their home but someone who is willing to teach you.