What is that $6k paying for, going to the county?

Primer would be needed for going over that rich of a color.

However, the SEC staff is relatively small and in almost certainty your offering would be off their radar even using just the general private offering exemption and forgoing the safe harbor. 

You forgo three months of rent, taking on a 25% vacancy rate, rather than drop the price?

I recommend Jerry Song at Texas Republic Bank, they do lots of BRRR at better rates than HML.Jerry W.

In all 3 instances there has been something that we didn't plan for go wrong.

What a fantastic idea Susan, thank you very much for going out of your way to look into that for me!

I am happy to hear that you have success in your market as well @David Song.

The homes are modular meaning they will be dropped off and go through final assembly on site but it forgoes the GC's need to manage the build process for the duplexes themselves, this element (home construction) is the riskiest part of the build in our estimation with the greatest dollars allocation, by going modular we engage a highly experienced team that is contractually obligated to provide us with the units at a set price and provide a total of 8 years of roof to foundation warranty on the home.

When I finally had the money to buy them, I found I really didn't want them at all.There's a Sheryl Crow song in there somewhere!