Moving into a flip is going to slow down the process and thus raise carrying costs.

My chief complaint is the lack of communication and an actual project management plan... thats good news I know some lenders get pretty concerned when construction is so slow.. but sounds like a great deal and I know RTR will be there every step for you guys.. did not realize they were the conduit for this transaction.

Insurance : This area of consideration deserves its own deep dive so we’ll briefly highlight key concerns. - The underinsured.

The reality is you need to move off a few factors---fast solutions have slow problems, due diligence, have a healthy safety blanket reserve wise. 

That said, the construction is slowing, and I believe Huntsville’s population growth will make this a good investment over 10+ years.

Thank you for taking the time to do a deep dive. 2% home appreciation was also a fairly low estimate, it looks like in that area it is actually around 5-6%.

However, i've never really seen the logic in taking those paths when you can just take the safe and slow approach. 

Businesses are “living” organisms with a life of their own, usually having deep meaning to their owners.  

It may take you 10 years to get there, real estate is slow, but it works reliably and it's not rocket science.Agreed Marcus.

Hello Mike, It is nearly impossible to answer this question without taking a deep dive on the numbers of each but often times in expensive markets like Seattle the cost of construction is so high that it doesn't make sense to tear it down unless you can build something way bigger/nicer.