Hello @Matt PowersThere are REI opportunities in different markets - markets in the Midwest and Southeast of the country are great - where not only are the purchase prices reasonable for most RE investors, but the homes are turnkey (new builds or completely rehabbed homes, tenant ready, systems 10 years of life remaining on them, property management teams in place) with appreciating home value AND appreciating rent with promising passive cash flow.It really comes down to investing in a growing market, in a good neighborhood & building a great team to support you.

Our economic system has inflation, which favors the banks, baked into the system.

You said public water was available...would the lots require a septic system to be installed or is public sewer available? 

We're never going to erase class in any capitalistic system so the best you can do is put up some basic guard rails and let the market do what it does.  

., major systems like plumbing/electrical)Full Gut/Studs Down: $85-$120 per sq. ft.Luxury Finishes: $150+ per sq. ft.For ARV (After Repair Value), you’re absolutely right—it’s all about comparable sales ("comps").

So I send them a stupid offer which then makes the realtor get off his chair and send it to their client big waste of time, but that’s the system, I do 10-15 offers a day I run 20-40 Comps a day so @Dustin Allen are you willing to do that for me?

What kind of system is this? 

This is not yoursituation, but just to walk through the different thought processesin Holding/Selling that a friend of mine is going through.Helped my friend getinto the Self Storage business and walked him through the wholeprocess from evaluating the market, selecting a site, developing thesite, systems, financing, insurance, etc.

However, its downfall (and really what makes it so easy) is that it is a single-entry system. 

We had an accounting system once that necessitated doing this - not ideal, but it keeps the assets and liabilities straight and AP is just an accrual until you pay the bill.