It also can get challenging to set a price now to possibly buy in the future that the owner and you will feel is fair (with markets still appreciating at a healthy pace).You can also keep your eyes open for a seller willing and able to do a land contract with you (but there usually would want much more money down and likely want a full pay off in a few years, but can see what you can negotiate on terms).I agree nothing illegal about options/option fees in WI to my knowledge, but generally seem much less frequently used in single residential transactions than commercial transactions where due diligence and closing timelines may be very drawn out.

If major renovation is needed, you may need to do a short-term Fix and Flip loan to renovate, then refinance to a DSCR once it is ready to go.  80% LTV is pretty typical for a DSCR, especially with your healthy credit score. 

I suggest asking for a rent roll that includes current tenant balance just to see how healthy the rent roll is. 

I've only held the property a couple years but between the improvements for adu and appreciation, I think the structure and remaining lot will still provide a healthy LTV for the bank. 

They have been responsive and professional, but the company is compensated by DST sponsors and I am harboring a healthy level of skepticism right now.Does anyone have experience with "Realized"?

I have a healthy RE portfolio but no experience with my subdivision project.

I want this amount invested to be material - if the deal goes south, they should lose, and the amount needs to be large enough and meaningful enough to them that they will have a healthy fear of loss, not just optimism for upside. - How long have you been executing this strategy in this market? 

You have to establish a healthy relationship with money.

Carolyn was asking for an expert advice which I believe the very least is a MFR investor which invest in a healthy cash flowing market.

The souther area will have less (as the county tries to maintain a healthy housing stock for workers who might commute from just outside of Boulder proper into the city.)-- They also did away with one of the "types" of licenses.