Key points for buyers to consider: the $65K rehab budget and timeline (45-60 days) are realistic, but transparency on rehab details and potential delays will be important.

How to track potential growth in an area to see if a lot is viable for purchase and building spec homes on etc. 

Now I'm really torn, but think it just has to kill it for the issues of risk.

It’s better to pause and confirm than risk relaying false information.Remember, deals are built on relationships, and relationships are built on trust.

Obviously there is risk involved (as with anything).

Since you’re already networking and have some good realtor contacts, focus on narrowing down your investment strategy (like buy-and-hold or house hacking) and target markets with solid cash flow potential.

That’s okay, just accept the risk of a “surprise”. 

Of course, growing has inherent risks involved.

And any risk of messing up due to ignorance. 

You open yourself to much more risk in not being able to finance out of it and being stuck with hard money and those fees/penalties.