Then the time cycles usually come into play. 

You can always include the cost of the land into a construction loan but if you purchased it already it can play in your favor.At the bank we do all of the work you basically apply for the construction loan and the Building department along with processing sets up the entire process.

I have spent so much time on houses - remodeling and dealing with tenant issues--instead of  playing with my kids.

She did not pay her first month due before housing kicked in.we will be sending her non renewal of lease and good chance she will not move and she plays I do not have money to move out (coz her sibling stays nearby). hence we foresee eviction down the line.what would be a good solid reason to do paperwork for eviction notice.

Pricing Strategy:Dynamic pricing plays a big role.

Check the Facebook group "Quad Cities Real Estate Investors" I can do some more research and interview some if you'd like a broker that plays in the space all day.  

People ignore that for the same reasons they ignore the odds on playing the lottery - they want lots of money and they want it now. 

Investors buy here because of strong jobs, strong rent growth, strong appreciation and the future cash flow but honestly many of my clients are playing the long buy and hold, appreciation game.

He's playing with numbers, I reckon, and I bet there was a mortgage on the property, so his cash in was not $230k.

And appreciation plays.