As a full service design-build firm, we are capable of so much more (full custom new builds and large scale renovations and additions). 

Sounds good, will send you some feedback on a couple reverse 1031 exchange providers that our customers work with. 

Everybody I have called said no except for one company that only does portfolios with established customers

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Once you take down deals successfully utilizing your friends and family network as investors you will have  a track record and can use that success to propel yourself into new capital relationships, some even by referral if you do good by your initial investors. 

If not we replace and charge the customer for time and materials.  

We are purchasing 1.39 acres of land and plan to utilize a workforce housing ordinance through the county to reduce the required lot size to fit more houses onto the land. 

I would also suggest that you offload utilities to the tenants.

I would like the system set up where the tenant pays for the utilities.

@Conrado BalicustoWe utilize RentecDirect.com as a tenant facing portal to collect our rent, deposit it to our bank account, market our properties, screen our tenants, handle our accounting and more.