Since I've owned just a few days over a year, I'm not a happy camper and have no doubt they knew this was going to happen when they took my money last November. 

@Ketch Bays I started with the exact same amount of money.

However, a good real estate accountant is worth what you pay them because they will save you time and money. 

As you already know, the quality of the investor agent will speed up your learning curve, and save you money, time, and headaches. 

The only thing that bests fear is courage and we only need a mustard seed of that to get things going...People often spend money on college and never go in to the field they spent that money on...the greatest lessons and the ones most remembered are learned 'on the job'.Wishing you more good news in the future and an exceptional 2025. 

I can't imagine how much money you are losing every month.

A lot of Hard Money lenders don't like to fund on land.

Once completed, the goal is to get them rented and then pull money out of each house to build a high performance spec.

For me as well as the seller.First, you have to define Sub to financing.Do you mean the reckless kind where you overpay for a property, take over the financing and borrow from others to cover closing costs and holding costs when you have no money, no credit, no income, no reserves and can't tell a warranty deed from a deed of trust and you close on the kitchen counteror do you meanbuying below market value, already having a nice income, having reserves, using escrow and title, already understanding the due on sale clause, have done a lot of creative purchases and know when to use and when not to use creative finance and how to recover if something goes amiss?

@Kyle Trotman If you purchased with a hard money loan conventional lenders will require extensive seasoning to utilize the new appraised value for cash out.