What I like about doing this by town is we can pick the best town to either buy or build in, from a market demand standpoint.

The area among several others is more than capable - the finish product is far more important once you’ve picked an area that’s proven to perform.I’ve bought 25+ for me and clients in the last 18 months and manage 15+.  

That is my assumption too so wanted to pick others brain on this forum. 

I’m seeking anyone who could be a mentor/coach, someone I can shadow, or someone I can reach out to just to pick their brain.

Letting contractors in, checking work out, doing something myself when the person who promised to do it doesn't show up.it sounds like you've ruled in-state out but why not un-rule it out and pick a market you don't have to fly to?  

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.

Super aggressive, pick up another PT shift on weekends.

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.

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.

I like working with the Architect we picked.