The goal is to try and do 2-3 of these projects/year. margins are too low. you need to work on finding land cheaper. look at 500 pieces of land and underwrite them and the exit. we did that for the last 8 months while we have broken ground on a few deals and we focus on where can I exit at the highest which tends to be urban core infill lots. we do this in Columbus Ohio and expanding to where I moved in miami soon. the margin you have is too low though for new construction. how many new builds do you have? 

This is not a fee that any Lender charges on Fix and Flip, DSCR, or Ground up Construction.

If you work extra hours, get $20 in your birthday card from Aunt Gertrude, or pick up a nickel off the ground, you put it toward the debt.

Super easy to do.Should I hang them on the side of the house up high or put them on the ground down low?

id' look at ground up instead of value add. just my 2 cents. 

There is a middle ground between maximum leverage and 0 leverage.

We have dedicated people on the ground cleaning, maintaining, as well as office staff handling the administrative and marketing tasks. 

Open to loans but only if we net 10k a month after mortgage payments With 2 million dollars you could solely fund one of our ground up development deals at 15% down on a 50,000 sq ft building which we put about 70 units in on non recourse debt for land we already have locked up and entitled. don't buy and hold, don't listen to any of the 20 agents from columbus here who try to sell deals that are garbage. if buy and hold was the answer you'd see massive capital pools in columbus buying deals up. that was the model in 2014. all of the value creation is from ground up development partnerships. we can build with land cost below 65% of finished asset value on lease up and you can have no risk into the deal. the deal I'm talking about is a 12 story deal that we are working on. in columbus you can get downtown land for $400k that is about 0.22 acres right now with unlimited height and unlimited floor area ratios and build massive equity from joint partnerships.

Thanks for those kind shout outs @Gino Barbaro and @Benjamin Aaker, ya know @Gabe Capoferri another middle ground kind of approach might be worth exploring as well. 

So I think the answer to prevent large sums from wrecking kids  is that they are grounded.