I rarely see people talking about IRR at that size.

The str will close before the land sells and then I would like to recast the loan to pay off a portion with the land proceeds.  

As for better profit splits and preferred returns, we are just now reaching the size to be able to hit the higher tiers.

You increase the size of the work if you like the results or find someone else if they do a poor job. 

It depends on what that specific type is, how big the land is, and what the minimum size of land is required in that area.

Over the years, large portions of that land has been leased to large companies such as Walmart, Lowe's etc. to build stores.

My lot sizes are 40x60.

Countertops: If you are not replacing cabinets and you do not need any special size go with a stock laminate for now. 

We rezone it for 5k. 5k permit set / construction docs. 350k build. exit price is approx 510k, full return of capital on a refinance within 8 months. super simple. we build around 174 a sq ft and the exit price downtown is approx $250 - $300 depending on neighborhood, size, etc. 

Each guest pays $29-49 depending on property size and that provides up to $1,000-2000 in damage protection in lieu of security deposit to satisfy the owner and avoid deposits.