Recently, buyer's agents have to jump immediately, each time a new listing hit, due to such limited inventory, huge competition, and listing agents not placing or honoring offer deadlines. 

Be honest, tell someone your sick or something, however, not even responding to a text when you are the one that set the dead line is an insult to this space! 

Run your underwriting conservatively i.e. tight comps, awareness of school districts, busy surface streets, HV powe lines etc that invalidate your comps.

If you’re confident in these numbers, it could help mitigate the risk.Exit Strategy: Your plan to refinance after construction is solid, but keep an eye on where interest rates are heading and ensure the cash-out refinance will cover the HELOC without leaving you in a tight spot.It sounds like you're on the right track, but if you're still feeling uncertain, it might be worth consulting with a local real estate professional or financial advisor who can help you analyze the deal further.

From my point of view you need to separate work and investing by giving them deadlines and sticking to them.

It's always effective, no matter what the market, as long as you have a tight hold on values. 

If already purchased, you are entitled to your money back plus interest, but there is a 5 year deadline for that, and a 2-year deadline for getting the overbid back.ADOR just reporting what the county told them.

If you have a handle on the value of the house, can make an offer that protects you and adhere to the contingency deadlines like inspection and financing,  a buyer's agent does nothing but waste your time and cost you thousands.  

Or Realtors who have great contractor relationships and in this tight market control their inventory.. they get commission coming and going and a profit bonus.... this is what my goals are for my ground partners.. and so who cares what I make or how much fo the deal comes to me for doing NOTHING...

This is for both 1-4 unit properties, and for over 5 unit properties (which are more tightly underwritten).As for the term side, these are typically for properties that are in livable condition and are being rented out.Please, feel free to reach out if you have more specific questions.Regards,Jackson