I figure if I charged any sort of deposit, they will leave the place dirty enough to justify the extra work to clean it back up with the deposit money.22 houses total. 

But there are a lot of variables they will consider in figuring out your loan will be structured.1) Is your land owned free and clear and if so how much of it will they allow you to be credited towards the project down payment.2) Have you done any loans with them before?

Look, this is a 6-figure investment to develop, minimum.

My recommendation is for your client to figure out where they want to be, then talk with the local government about what options are available.Good luck!

I got my license because I was trying to figure out how to invest in real estate (I hadn't heard of BP yet) and I wanted to be around those who were successfully doing what I wanted to do.

You’re right in that everyone by now has their housing situation figured out.

Unless you are a professional athlete/movie star / influencer it’s hard for many to hear this but the world really doesn’t give a hoot about you.Having built hundreds of multimillion dollar homes and having worked on projects with two different professional sports teams owners - I would say less than 1% would use a land trust for anonymity and some of these people had 9 figures and several were billionaires.

All under one lease and you should collect rent in one payment. let them figure it how to pay. 

I highly recommend figuring out your car situation prior to being an agent otherwise you'll spend all your time transporting between properties.

I would say figure out your long-term financial goals and determine the best course of action with this money.