@Neal Collins   (is that how you tag people) I work for loanDepot as a Builder Account Consultant. 

My updated plan from the advice here on the thread:Connect with Tulsa area builders and agents that work with buyers who want to build to explore options on selling the lotDetermine if a 1031 exchange make sense to help fund the first propertyHave the first property be in San DiegoConnect with SD based BP folks and agents to explore SD optionsPurchase SD property that makes the most senseKeep investigating wholesaling feasibility to make more $Begin research on Miami property (STR rental laws, Airbnb alternatives, 6 month standard lease options for when I'm not there)Move on to NYC property research then VancouverBut focusing on #1 first - any other tips/tricks to selling lots you all like? 

There are a lot of scary similarities in the market right now as in 05, 06, but agree that the shortage of affordable housing (builders are just now starting to build them, way after the fact) and labor shortage (kids uninterested in the trades) will delay the arrival of a correction (agree it will come eventually).Plus the employment base in Phoenix is much more diverse now than 10-15 years ago (construction & financial) to a lot of technology and corporate support services recently added. 

Even more importantly I am on the deviding line btw RE priced at millions and RE where builders will not build due to crime rate.

As a flipper, you are the owner of the property and therefore you also do not need any contractor license either as you are the owner/builder and can pull permits as owner builder and do work as owner builder.

If you end up driving around and see other projects under construction, contact the builder and see if they can help you assess the pre-teardown value as they've probably done others nearby.

When presenting properties to buyers, I find it best to bring my builder with me to discuss the rehab cost and I will show them homes that will fit the ARV you present.

We get a lot of these calls where they are trying to move a soon to be demoed house for development generally so the builder can save on demo.

The color palette and how you didn't cheap out on the countertops and looks like way you used way better than builder grade finishes.

Make sure if you choose a difficult town try to coose a builder from there.