I'm not seeing a bunch of high quality 4 plexes in my area, nor am I seeing a bunch of 4 plex builders.

Its just a credit builder secured loan.I have a car note that is current.I have unpaid rent and fees from 2012 of about $2k.I am making payments on the last two years of taxes.

I inquired about mobile vs modular to learn about depreciation on posts on BP, google searches, 2 local builders, and a reputable CPA that handles real estate investments for some clients.

I am currently looking at investment properties on the west side, and hoping for recommendations for builders/contractors and realtors in Cleveland.

Partner with a builder who doesn't have the cash for land...

Get more prices and do a ton of research on the builders, check prior jobs and their references.

I will tell you, for the right job, Burke Builders was very professional and did a tremendous job.

I was able to go back to my banks and get credit again.. were those folks even the builders that were 10 to 20 to 50 times my size .. they had to go look for HML and private.. so the last 6 years in my buildings business I have paid less than 50% for cost of capital than my competition. 

boy the only ones I know doing this anymore are apartment builders dirt is too expensive. even a small lets say 1200 sq ft single level 3 and 2 which I would assume that would be minimum size with the price of dirt and utl hook up fees etc.. is going to run you in the high 200s just to build at cost.. at least in markets were rents will be over 1500 dollars. 

Since it is a flip, I assume owner builder doesn’t apply.