This change happened because we were already marketing directly to sellers, which made wholesaling a better option for growing our business than flipping.When you mention, "Almost ALL of the 'deals' I have been pitched in my region of Florida are built to ensure that the wholesaler gets rich... period, " Remember, End buyers, not wholesalers, decide the final price of a property based on supply and demand.

I have a YouTube channel I just posted a deal we are doing on if you search pink development you can see the lot. on my triplex I don't build a garage so every sq ft is appraisable. on my single family we have to build garages most of the time unless it's our micro home 700 sq ft that we sell for under 200k. the rent price / sq ft of SFR even smaller ones is maybe on average $1.70, on our 650 sq ft floorplan it's closer to $2.43 which is about 40% more efficient. supply and demand. very few multifamily built, higher appreciation, etc. most of the people who do them refinance why go through all that effort just to sell. appreciation in columbus last 3 years averages 8.65%. we only do this in 3 zip codes in columbus close to the urban core where new construction values are about a 15% or 20% premium and where there is already a lot of multifamily and it's easy to get them approved on an infill lot. 

Here are the details.The land owner would supply the land, I would supply all costs and construction.

What areas have you found in the last 2 years that are having an explosion of rents do to growth and lack of supply ?

In the last 18-24 month's I have gone through at least 100 MFH "deals" where sellers/agent's swore it was such a great "cash-cow" and quick to supply the PnL's to prove, and to there credit that is what they showed.... but, but, BUT....

Median Price: $570,000; +9.62% Yoy;Closed Sales: 2,209; -1.30% Yoy;Inventory: 3,518; - 6.56% Yoy;New Listings: 2,589; +0.70 Yoy;New Listings 12 Month Average: 3,747; -19.98% Yoy;Month Supply; 1.1 months, +10.00 Yoy;Cumulative Days on Market: 38; -6.50% Yoy

I would guess both supply and demand will be low

I liken it to a startup, where for the first year the CEO is taking out the trash and the VP of Research is restocking supply cabinets; sometimes you taken on activities outside your role when resources are limited and you are just starting to build your business.I've taken away a lot from this thread, both better ways to paint and better ways to find painters.  

They opened up every locked closet and storage area we had for replacement supplies.

However, I'm interested in more detailed guidelines regarding the specific categories of expenses and income, as well as any operational assumptions you might advise.For instance:General and Administrative Expenses: How do we determine if costs related to software, credit card fees, office supplies, etc., are reasonable based on the size (square footage) of the facility?