Between Sandy Springs, South and East inside 285 corridors.

A ton of wholesalers and flippers, but not a lot of developers.  1) I've never tried getting financing to buy the land, I typically buy my land cash so I'm not incurring holing cost while waiting for approval 2) it should not be difficult to get a construction loan, I know lending one offers new construction loan, for my deals I've got a private  lender that borrows me money 3) The way I structure my deals, I'm paying out of pocket for all soft cost engineering, architect,  soil test, impact fees, I left out 2 critical steps on my initial write up Soil test: I'm ordering a soil test as soon I put the lot under contract, the cost is about $500, the county would want to see the result of the test when submitting your stormwater management plan Impact fee: Make sure to check with your county, some counties have them and some don't impact fees could be huge, in my county depend on where you build impact fees could be as much as $25k or $12k 4) I try to get as much as I can get done while under contract, In my county the typical turn around time is about 4months, while in Baltimore county I know builders that will close today and break ground the very next day, they have a faster permit process 

tax's sky high  lots of weather related issues  bad soil caused house settling a lot and of course hail and wind. 

Sandi,One of my clients chose to go with Modular 2 family houses on some property they acquired.

Sump pump appears pit has no means of retaining soil and silt.

I know I can fly to the capital where they have a notary at the US Embassy, which is US soil.

I have been watering for the past month regularly..the soil is not hard you can push knife 6 inches inside.

;)Bikini shots on a sandy beach, with an oil rig on the horizon. 

Sandy, I wanna be like you when I grow up =) I really appreciate you taking the time to read the message and reply as thoughtfully as you have. 

@Sandy Gabin thank you for the advice.