Instead of paying market for spot lots I create my own lots  and capture that equity.

You're spot on @Joe R. 

It doesn't take long to learn how to spot a good deal.6.

There are some good food spots around here.

1) 20% down will allow you to do a conventional investment loan, but you will have to either:- Qualify with the new payment + your current payment- Lease the property out, allowing the lender to use 75% of the monthly rent to offset the mortgage (confirm with a lender).2) You could also do a DSR 20% down loan, but the interest rate will be much higher than conforming rates.3) If less than 20% down, you could:- Do a 10% 2nd home loan as long as the new property is at least 50 miles from your current home or near a qualifying vacation spot (confirm with a lender).- Do a 5% down conventional mortgage if you plan to rent out current home and live in the new one for at least 12 months.

And with that, @Henry Clark may be spot on, it could be a "done deal" by Christmas. 

It doesn't take long to learn how to spot a good deal.6.

The Great Smoky Mountains is the #1 destination of all national parks in the country.It's (probably) the #1 spot investors have focused on for investing. 

While many gurus glorify the strategies they’re selling through courses or books, methods like BRRRR aren’t easy and can put you in a tough financial spot if you’re not careful.

Your operations are always spot on.