.$5k carrying costs between debt service, builder risk, general liability, taxes and insurance.....and $7K for the exit.

Who is the builder.

I did this in the MS market and while the advantages you pointed out were true.. markets that have slow appreciation and or areas where builders can keep building for low dollar amounts like the mid west.

I still have other builders build for me too actually because of bandwidth.

You should also look into Jacksonville Wealth Builders. 

I think what attracts builders to the larger resale companies of which there are at least 10 that do what RTR does is these companies Will focus on their product they wont show your product and then sell something else..

I found working with investors from around the country it is much easer and safer to let builders do what they do best and I will stay on the investment side.  

According to the National Association of Home Builders (NAHB), average hourly wages for residential construction workers rose 10.8% between August 2023 and August 2024, the largest YoY jump since the BLS started tracking the data.

A lot of loans require that you already own the land outright before they will provide funding but there are tons of different options.Once you have the funding piece figured out, I would discuss with a builder and try to price it out.

I bought the land and my builder buddy is putting it up at cost we plan is to hold or maybe I buy him out.