Once we start talking about bigger pieces of land that that woulud appear to developers (i.e. homebuilders or developers who do self storage, medical office, industrial, retail/commercial) then I usually can market to them without necessarily having to put on the market, because I know who the players are in SoCal, and that helps especially when seller doesn't want to do an exclusive listing, but will let you bring offers off market.But in general, for random pieces of land that aren't necessarily for the big developers/builders, you certainly need to put it on the market. 

Builder ends up screwing us over and we are out $250k which we are in the process of trying to get back.In the meantime, I'm trying to get a private or hard money loan to finish the buildsCurrent mortgage 273,000Rehab 1 - 150,000Rehab 2 - 150,000Current value for both places approx $350,000ARV $1,000,000 for bothPlan is to refinance and hold as STRI feel that these numbers are reasonable - am I missing something?

I have even considered doing spec homes with a builder on the other one or two lots.

I've decided that I want to manage it myself for at least a year to not only save costs but because the property is local to my next one, I've lived in it for over a year so I know the maintenance of the home, and I'm a PM for a home builder so I have all the handyman/tradesmen relationships that I can use for any repairs. 

I happen to know the builder who sold it to you. 

Construction:    - the most likely policy you will need is a Builders Risk policy. 

I just hung up with a  BG agent who has some new construction lisitngs in Franklin, asked if these houses were listed before the builder broke ground or has it/they been sitting there finished for 250 days.

If the builder pulled the permit , you will have to get it out of his name . ( sometimes this is difficult ) . 

You can pick one up for $235k and right now the builder will give you a closing cost credit and cover the HOA fee for the first year. 

I'm excited to have a good conversation with him because it'll be a good learning experience from an experienced investor and a good relationship builder.