And yes to all the other items mentioned - increasing raw material costs (some homes I'm building now have an additional $15k in lumber costs compared to this time last year) and increasing skilled labor costs are obvious.

I am putting together business plan, and as a stage number one of it I am considering flipping land - acquiring raw land and creating a project for a house with all the plans and permits, ready to be build, and then reselling it for a profit as a project.

Well, the tax assessor comes along a changes the tax value from that raw 10 acre tract without entitlements to a much higher tax value on each separate lot.

I could literally give out my originated deals all day for 20-25%, no problem, never speaking 1 word with anyone, that's the value of a raw lead.

Excellent advice...just the way I like to it, raw and unfiltered.

Little microscopic bugs that eat / treat the raw sewage.

I have used Airdna in the past, purchasing their raw data in CSV format - they have negotiated in the past and offer free trials that might get you what you want. 

I didn't attack or berate you, I delivered raw unfiltered truth and honesty, a cold-hard slap of reality across the face.

I just got back from touring the oil patch in North Dakota, via the Bigger Pockets conference, and investory, absorbtion rates, and price points all support every builders dream.Entire developments are getting sold out in 6 months or less and raw land (farm land in ND) selling in excess of $25K an acre.

I mention developers because Pinnacle stated they were developing raw land and building single family residential homes.I have emailed Pinnacle's former attorney and he has no comment on the current situation.