However, with 2 young kids, schools, and the community we've built, it would be too big of a risk to do that.

A buddy of mine here in San Diego once helped a first-time investor navigate an 8-unit purchase in Eugene, and over coffee in Old Town, he told me how the local property manager there saved them from a zoning hiccup that could’ve turned ugly.

One of my sub to's back in the day the loan was portfolio with a small town CU and when we took it over the seller walked in and told them what they did..

Las Cruces is a small college town (home of the New Mexico State University Aggies) with healthy population of federal government workers and military contractors.

You would want to know if anything was ever built on the land (maybe a house burned down) because if there was a house then you would have potentially buried septic or oil.Buying and holding a lot for the future with topographical issues is only worth it if the price is negligible IMO.

Do you have 2-4 contractors that you've built relationships with who build similar homes to what you're looking to do?

As an out of town owner, one benefit of Madison is that we do have a good supply of property management companies to consider. 

There’s a huge and badly needed street project coming over the next few years on the main drag in the near west part of town - W.

Strategic Purchase: Acquired a discounted double lot below market value with a $17k impact fee credit.Custom Design: Built a 6-bed, 5-bath home tailored for co-living or multi-gen use, maximizing tenant appeal.Efficient Management: Managed construction, and self-managed operations to minimize costs.Premium Marketing: Furnished the property and used multiple platforms to attract quality tenants quickly, achieving full occupancy.What was the outcome?

Bank owned landlord built them specific for tenant rentals.