If so the builders would be paying your buyer agents commission unless it's different. 

It was the best available in the entire market, so it was a good investment.Fast forward 2 months and the exact same house by the exact same builder was released for $490k and my clients had to bid out 30 (!)

This is why there are policies that are created with vacancy clauses or policies like builders risk policy which cover a house that is under construction.  

I work for a home builder and get a generous discount on new homes...

Seems like the hottest area right now for that is West Dallas around Singleton and Hampton.Some in Oak Cliff as well especially on East Side of 35.You're a warrior though if you're building spec homes as a small builder. 

Based on the purchase price and loan circumstances, your lender or real estate agent can tell you an estimate of these expenses.Rehab Costs: To determine the price of the duplex's required repairs and renovations, get quotations from builders or property inspectors.

I sign up for this all in 2019 for this is the first time I’ve logged in.I bought a place in 2018, remodeled and sold in 2022 and chased my dream of 20 years of moving to Jackson Wy however investing here in not an option since I’m not a billionaire sooooo I am planning my next moves and looking to invest.I have roughly $30K (potentially $50K) to invest in a flex and flip as I’m not sure I could do the landlord thing.I have been looking in places I would like to actually live which is eastern Oregon, North central/East Tennessee, Rapid City or Naples-Clearwater Florida areas.I have even considered building (having a builder build it) new or spec home so if anyone knows of any reputable builders?

Do builders prefer buying lots and building?

Yes, typically you need builders risk insurance.

I was considering buy from builders and waiting 1-2 years to resale it.