I wonder if you could actually mix the two populations?

My biggest aim is to ensure that my long-term success aligns with whoever I invest with's long-term success instead of making their money on the upfront sale and leaving me on my own. 

This makes targeting distressed sellers, such as those in pre-foreclosure, or those with ballooning debt that was taken out in 2020-2021 when the interest rate was 7.37x lower (8/09/2020 the 10-year treasury was .56%, 1/15/2024 the 10-year treasury is 4.69%) making it very difficult for those that underwrote the property in 2020 to have predicted refinancing at these rates and likely a sale is their only option.

To be completely 100 with you, I don't know if you are aware or not, but Rent To Retirement advertises some of their new construction homes on my Investment Properties For Sale Show.

Not too bad when the inventory is low, the number of sales is low (like a 30 year low), interest rates are high and prices are high. 

Honestly 350 days a year I don’t even think about it. 12 days a year I wonder if everyone paid and if not will they pay, for about 30 minutes.

This would also be where an appraisal would be ordered in a traditional sale, but if using a hard money Lender, they have probably already evaluated the value before offering you terms.5.

There is not a taxable event to you on the sale.

Finding multi unit properties for sale is almost unheard of.

Ensure the state provides a clear title upon sale.