And I did buy 13 lot package in Henry county but it was all sewer and water.. smokin deal 3k a lot held them 2 years and sold for 35k a lot :)@Jay Hinrichs excellent advice - always appreciate your insight!

.- First Rule: you buy the materials, so they don't need 50% down!

However, for building materials, we get 99% of them from the four mentioned!

Quote from @Account Closed: I would say.. can you save the tub and re-glaze and redo the tile on the wall can save you $1,000 or more just on materials and labor..

Price out as much as you can in terms of materials and estimates.

There's some excellent relevant & recent material from very high quality individuals on this forum.

To qualify, both spouses must materially participate in the business, and the venture must be jointly owned and operated.

The legal fees and filing fees for the Reg D package average about $10,000 or so.  

I'll look into that material more!

Legal Implications & Ramifications : As an example; the iconic PCH homes in Malibu and many in the upper foothills might not permitted to build back, certainly not to the same extent or materials.