I just feel there are many residential GCs, who may be great builders, but are not fit to be running their own businesses, and this results in some horror stories and a bad reputation for the rest of us. 

A lot of loans require that you already own the land outright before they will provide funding but there are tons of different options.Once you have the funding piece figured out, I would discuss with a builder and try to price it out.

Thank you everyone for your inputs especially the point regarding owner not needing permission from the tenant to enter the property  - I was able to work with my realtor, tenants realtor and the builder to gte the 11 month warranty repairs done.

Knowing this information will help you identify the right professionals to bring on board.At minimum, your team team should include:Financial Advisor: to help with investment strategies - portfolio diversification and risk management.Real Estate Agent/Broker: to help with property acquisition and market analysis.Accountant or Tax Advisor: to help manage financial records, tax planning, and optimization.Attorney: to provide legal counsel for contracts, agreements, and investment structures.Mentor or Coach: to offer guidance, insights, and industry knowledge.Networking and Relationship Builder (for everything else you will need): to connect you with potential partners and collaborators.

There are some very shady builders still in the area.

do any body know how or inside information about make money with tax deeds sale excess proceeds I need the inside information 

As far as Racho land purchase, I have connected our VP of Real Estate with a close friend (through years in the military) who is a very successful developer and builder now.

Are you saying they don't count if you can't find the bodies?  

Jerry Norton is a predator scam artist every body dont buy his garbage.LOLThis guru debate will go on and on.An investment of time/money/effort is required in real estate investingIts the "success tax" or the "10000 hour rule" at play, we all have to PAY on the way to success  

Quote from @Donald Hatter: Pros:- Builders have many homes to sell at one time so it is easier to negotiate a better deal than with a home owner in the same neighborhood who is trying to sell their primary residence - Buyers bust out of deals all the time and builders don't like holding completed homes- Lower maintenance which leads to easier property management expenses.