Tips: https://www.biggerpockets.com/blogs/10145/72118-sy...Bes sure you know what you are doing, stay conservative, under promise and over deliver, create relationships and understand the amount of money you are able to raise prior to putting a deal under contract. 

@Will Grabert Some would suggest the need to normalize interest rates in the $166k scenario as they are the primary driver of the lower cap rate.I routinely see value add syndication opportunities.

I tell him from day 1 to under promise and over deliver and if he does that I keep him busy enough

Perhaps you can reach out to a local business that creates and delivers in that city

I can deliver a fully functional Death Star of style grace and location efficiently.

No lawyer...just a two paragraph letter delivered to the head loan officer at the bank.Has anyone done this yet?

Other crimes that come to mind are brokering real estate without a license, real estate fraud (aforementioned and also possibly failure to disclose), forgery (creating fake leases), grand theft (taking money for rehabs and not delivering materials or completing work), wire fraud, money laundering (operating a Ponzi scheme), etc. etc. 

Wood didn’t hesitate to email me a copy of the front and back of his Connecticut driver’s license.

The absolute cheapest new construction I have seen recently in the less desirable cities is 290k+ based on their estimated savings over 30 years it delivers a 6.5% return per year over 30 years, which is probably a good thing for a retail buyer. 

They delivered and service them when needed.