I think there’s some real synergy here, and we could come up with a solid plan to push these rural southeast projects forward.

Me and the wife are having a little girl so my plan is to wholesale for the next year to better leverage my time and really develop that one skill in my skill set.

One thing that I would add is your plan to refinance the property once the sellers note matures and that's when you'd pay them the rest of the purchase price through a cash out of the higher valued property.

What would a bad, decent, and great commission plan be for a lead generator/appointment setter for a house-flipping business?

I am planning to BRRRR in DET and do turn-key up here as we are so short on labor. 

It was 3 or 4 years planning , applying for waivers etc .

I dont see how the risk would be reduced on second mortgage unless you are planning to hold the property in some type of llc.

.$1,500/sq. ft.Step 2: Adjusting for SizeSince the planned home at 245 Seaside Dr will be 4,000 sq. ft., I used an estimated price per square foot within the market range:Conservative: $1,200/sq. ft. → $4.8M ARVModerate: $1,350/sq. ft. → $5.4M ARVHigh-End: $1,500/sq. ft. → $6.0M ARVPremium Luxury (based on 4 Dewey Ln & 597 Beavertail Rd): $7.1MSince 245 Seaside Dr is a prime location and waterfront lots in Jamestown have high demand, I conservatively estimate $1,500/sq. ft., leading to an ARV of:4,000 sq. ft. × $1,500/sq. ft. = $6.0M – $7.1MStep 3: Justification of ARV at $7.1MWaterfront Location: High demand for oceanfront properties in Jamestown.Luxury Market Trends: High-end buyers are paying $1,200 – $1,500 per sq. ft. for new construction.Comparable Sales Support: 4 Dewey Ln and 597 Beavertail Rd confirm the $1,500/sq. ft. estimate is realistic.Low Inventory: Waterfront lots in Jamestown are scarce, increasing property value.Your ARV analysis looks pretty solid based on the comps you’ve used.

We plan to buy a second house as well.

I'm planning on hanging on to my primary and renting it out (medium or long term due to local rental laws).