I invest in a wide variety of assets, but my on-market team does mostly residential, including multis, and we do commercial, just not commercial leasing so you can hybridize it.

Point being - if it is a nice house, and an INCREDIBLE deal at the opening price, you will likely find lots of bidders bidding - and the price will ultimately end up being 10-15% off what it would sell for on the open market This is definitely not a certainty... you hear stories all the time where someone gets a hell of a deal... you just never know... but on average (where I'm at)... nicer houses sell for a price that is discounted, but not a crazy steal. 

Worcester Listing Inventory has been incredibly low, even considering annual market cycles, but has finally bounced back in March to compare with this time last year.

Columbus OH, we work with a Charlotte land developer here on larger sites like 30 acres and up not sure how big but your niche size is great. we do development, licensed general contractor, and build single family and multifamily we have a few new Floorplans every few months and I travel nationally to be an advocate for our market. it's wide open. high absorption potential and only 8 builders who build over 50 houses a year in our market. 

Unfortunately, a cash-out refinance as an investment industry-wide would not be at 85 LTV. 

That’s incredible, Gino!

That’s close to the national average now but with a wide spread.

However, cash flow is always great and having both would be incredible (duh).

It’s funny you mentioned this and I have not thought about it.. my wife and I was talking how we could buy land and put a cheap double wide on it (something cheap we can pay in full, $10,000ish) and in our back yard we could slowly start building the dream house we wanted. 

It is an industry wide national standard practice.