I agree that there should be better ways to screen out the dreamers and tire kickers from services that people and firms are paying to utilize here.

You need a great commercial agent on your team, a cpa who specializes in land development, a great architect, a surveyor who can do your short plats, a great dirt and underground utility guy, and a great permit specialist. 

Hoping to replace my income over time with multifamily units and utilize house hacking.

The cost to repair the system was high, so we decided to move to a flat monthly fee for utilities.

Once you take down deals successfully utilizing your friends and family network as investors you will have  a track record and can use that success to propel yourself into new capital relationships, some even by referral if you do good by your initial investors. 

We are purchasing 1.39 acres of land and plan to utilize a workforce housing ordinance through the county to reduce the required lot size to fit more houses onto the land. 

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I would also suggest that you offload utilities to the tenants.

It was removed about a year ago to avoid duplication with the newish "Find a Lender" tool - you would be required to utilize that or go to the Classifieds Forum and post the needed scenario and have lenders be able to come to you directly 

I would like the system set up where the tenant pays for the utilities.