We buy mostly almost move-in ready, less work and a larger basis for cost-seg.

I know of some folks in KC and Memphis doing new builds like this, but they are doing it within a much larger and long-term project that includes upwards of 300-500 units built over the course of 5-10 years.Assuming you're looking in Columbia, do you have a "B+/C" neighborhood in mind?

Feel free to inquire about their staff qualifications if it's a larger organization.2.

We had to pay a biohazard company over $9k for a thorough clean up.

Also make sure to build on a property located in a desirable location with larger pop density and if holding for rentals, charge median rent for that market as lenders want to see a bigger pool of buyers/renters available to occupy/sell. 

My larger property scales up similarly. 

Timber companies and the feds swap these lands all the time in an effort to create large blocks of either gov land or private timber lands.

If they can build a larger home and sell it for the same or more rather then building a couple small homes why do it?

Larger brokerages sometimes are in need of administrative work, which could earn you a steady income while also getting exposure to the field. 

>I'd look to invest in small multi-family 2-4 units with a larger down payment ~50% or more (only way to produce positive cash flow here at the moment) I never understood why one would want to buy cash flow.