So, they take a large up front payment, pawn things like maintenance off onto them and in 2 years they take the house back?

Even at 8.5%, as long as everything gets paid for it's largely irrelevant.

I can understand the desire for new but isn't there a large land cost relative to the value of the overall home?

Especially your large single level Units that you are developing in large volume.  

The main problem with single family is it's hard to quickly deploy large amounts of cash. 

Atlanta has a high entry point and the antiquated houses that will make for those great investments with the 150K+ deal spreads are largely controlled by the wholesalers. 

If the order is large enough (usually $1,000 or above) they will provide contractor discounts across the board for all items on the order.

I assumed compliance never communicated with the sales rep. and saw the large transaction amount done wrong the first time, and decided to block me EVEN though it was done exactly how they requested the second time.

I tend to get frustrated when I keep telling people that you can buy large multifamily with 0% down.

The guest house is set up with a kitchen, bathroom, and then a large living room area that would double as a bedroom.