I’m more a fan of Boone rather than Asheville (in NC speak) - the smaller, more authentic mountain experience rather than the touristy mountain regions.

For me, it’s all about scaling, so multifamily properties are where my focus stays.

Hard Money will usually finance 90% of your purchase price and 100% of your repair cost up to 70 or 75% ARV (after repair value).

We would prefer to jump into the market with a duplex, triplex or quad as our first purchase. 

I’m currently going through the process of getting a HELOC and feel confident we’d be able to fund a purchase using that but using PML has ultimately been a goal of mine and would like to incorporate it into one of these purchases if possible. 

I would like to subdivide the land into smaller 5 acre tracts, sell them, then complete a 1031 exchange.

Your 'cost' should include everything, from land purchase, soft costs, holding costs, and hard costs.

Some thoughts on your situation overall:In terms of vetting, I personally there is a limit to how much you can mitigate risks when working with a smaller contractor.

Zoning Ordinance ExceptionsSome properties in the target zone don’t meet the minimum lot area or width size requirements under the zoning ordinance, yet houses exist on smaller-sized neighbor lots.How could these properties get approval for development?

We have a scale for investors that have more than one property.