The actuals have always been at the bottom end for us, but all takes is one property that needs a Phase II Environmental Site Assessment to put you at the other end.

I apologize for having too many questions - I do have a tendency to talk/type as I think, like a stream of consciousness, and sometimes thinkin out loud has its drawbacks lol.

This takes a very conscious effort, but you get used to it rather quickly.

These can be constructed for about $40/sf (including environmentally friendly septic), with the lot purchase/prep running about $20k.

Nothing racist, unethical, or in-moral about that, you're just an very conscious and protective business person!

Not knowing anything about development in your area, I can say that here in California, depending on the environmental reports, subdivision map, various approvals, engineering, approvals for utilities, etc. it could easily run into 2-5 years or more.

Environmental considerations?

Do you need environmental studies?

Any environmental issues that would have been found would have had to have been reported to the EPA and a timeline put in place for the remediation.

In my future real estate plans, I want to make my flips as environmentally friendly as possible, and that includes smart technologies (likes Nest thermostats and smoke alarms).