Also taxes are due by July 1st to avoid penalties.Ofcourse title company is playing the game they are not responsible.

in the near past I use it to sell off properties i foreclosed on and dont want to rehab.. buyers like it  I understand the rules.but talking Mrs old lady into this is as you note just another way to make a deal without taking the sellers interest in mind.. thats what sells these guys but if you have a sophisticated seller then  its fair game in my mind.

land game can have value add like you suggest..

After a couple deals under belt, then take out a massive line of credit and grow fast with the all-in volume game. 

Section 8 changed the rules of the game recently.

Last thoughts on being a GC, if you have a track record, it's very encouraging for investors to partner with you as you have skin in the game and can show them previous projects you completed successfully.

If the name of the game is "be the biggest idiot," it's ok to lose and let someone else "win."

I was doing reviews for a specific company as use for gaming demos due to it's compact size and LED/Laser light source.

However, that's cheaper than hard money and it got me in the game.

If just starting out maybe do a small flip with a good mentor in your local market or buy your first rental to learn the game and start building that wealth.