Then it's simple, build the home, find crews to do the work (you should already have them basically from the prior step), excavation, concrete, sealing, framing, roof/gutters/siding, windows, insulation drywall, plumbing, HVAC, electrical, finishes, etc. basically in that order.

Figure out a question set that helps dive into their expertise as investor-friendly agents, ask about their experience in the investment real estate space, and have them send you a few properties that could meet your goals to show that they can provide quality properties for your to analyze (hint: this is also good to see if they overpromised on their market [ex - Raleigh for cash flow]).Also with the new lawsuit, any agent that knows what they're doing will require you to sign an agency agreement prior to viewing a home.

Since your lender requires prior experience building and selling/refinancing a single-family residence (SFR) on your own property, you may need to adjust your approach.

@Dennis Knapp - Bigger Pockets has a book called "Estimating Rehab Costs" that was published in 2019 prior to pandemic.

what is the rent and prior to covid what was the appreciation from 2011-2020?

Buffalo changes very quickly block to block (not just ZIP by ZIP) and it is crucial that you understand this prior to writing any checks. 

How have you made that decision for your prior primary residence to rental properties?

Short term, leaving financing in place during rehab prior to resale — great strategy with limited risk to either party. 

Prior to this situation, I do not have any verbiage about noise complaints in the lease since blasting music at late hours of the night is “disturbing the peace”.

@Kaaren Hall after seeing your post i called them right away, their fees are extremely high for an HSA that for the most part most people don't have a lot of money in.I max my HSA every year, but if you have a self only plan you can only put about 4k /yr  and if you have some medical bills it's less.they are also very restrictive on taking money out, and no CC to pay the doctor. prior to speaking with them I was extremely excited to see this opportunity you suggested,  but after my conversation I'm no longer...I will look for other options now that I see there may be some, so thanks so much for bringing it up.